BERLIN TOD KENSINGTON VILLAGE PLAN OCTOBER 2017

Transcription

1 BERLIN TOD KENSINGTON VILLAGE PLAN OCTOBER 2017

2 ACKNOWLEDGMENTS During the course of this planning process, people participated in meetings, focus groups, interviews, and surveys. Thank you to residents, community members, and business owners for your participation during this planning process! Mayor Mark Kaczynski Interim Town Manager, Jack Healy Economic Development Director, Chris Edge Economic Development Coordinator, Jim Mahoney Development Services Director, Hellyn R. Riggins Economic Development Commission Planning and Zoning Commission Town Council 1 Holden Street Suite 218 Brookline, MA (617)

3 TABLE OF CONTENTS 1 INTRODUCTION 2 THE GAME PLAN #1 - SITES OF OPPORTUNITY AVENUE SITES DEPOT CROSSING BERLIN STEEL GOSS & DELEEUW PROPERTY #2 CONNECTIVITY + STREETSCAPE #3 ZONING/ PARKING #4 COORDINATED + COMPELLING IMAGE #5 ACTIVITIES/ PLACEMAKING 3 MAKING IT HAPPEN 4 SUPPLEMENTAL MATERIALS

4 GLOSSARY OF TERMS Adaptive Reuse: the renovation and reuse of pre-existing structures (such as warehouses) for new purposes Brownfields: a tract of land that has been developed for industrial purposes, polluted, and then abandoned Complete Streets: ed and operated to enable safe access for all users, including pedestrians, bicyclists, motorists and transit riders of all ages and abilities Connectivity: refers to the directness of links and the density of connections in a transport network such as streets and walking and cycling paths Density: In the residential context, the number of dwelling units situated on or to be developed per one acre of land Façade: the front of a building Kensington Village: encompasses area within a quarter mile radius surrounding the train station Multi-modal planning: planning that considers various modes (walking, cycling, automobile, public transit, etc.) of transportation and connections among modes Placemaking: a multi-disciplinary approach to planning that promotes high quality of life for all by acknowledging and celebrating the contributions of people and assets to vibrant public spaces and places Plan of Conservation and Development (POCD): a state-mandated comprehensive plan that looks across an entire town or city to ensure that planning considers how transportation, land use, zoning, open space, natural resources, housing, economic development, historic + cultural resources, and energy/natural resources interplay with each other for the best possible planning outcomes Shared Parking: When two or more uses which are within close proximity may or coordinate share parking facilities to create more efficient parking and circulation and fulfill their individual parking requirements because their prime operational hours do not overlap Streetscape: all the elements that constitute the physical makeup of a street and that, as a group, define its character, including building frontage, street paving, street furniture, landscaping, including trees and other plantings, awnings and marquees, signs, and lighting Transit-Oriented Development (TOD): Concentrated housing units in mixed-use developments, near a public transportation station or hub Walkability: a measure of how friendly an area is to walking, - ususally a combination of distance (1/4 or 1/2 mile) and interesting things to see and do Wayfinding: signs, maps, and other graphic or audible methods used to convey location and directions to travelers Sources Berlin Kensington Village TOD

5 1 SECTION 1: INTRODUCTION

6 INTRODUCTION WHY THIS PLAN? Savvy planning can create a solid strategy and corresponding implementation tools to support a vibrant Kensington Village and capitalize on the recent transit improvements in Berlin. The Berlin Train Station and rail improvements that began in 2014, recent streetscape improvements on Main Street, as well as increasing interest in supporting an active Kensington Village all point to positive change. This Transit-Oriented Development (TOD) Study provides the research, analysis, and recommendations to build on existing and recent Townled efforts so that the Village attracts more customers for its businesses, becomes a desirable place for residents, and well-serves the entire town as a vibrant civic core that supports economic development. Berlin Kensington Village Focus Area With 1/2 Mile Radius 1/2 mile (10 Min Walk) The TOD plan seeks to meet three challenges: attract new people to Kensington Village; maximize Berlin s natural amenities and open space; transform existing and underutilized industrial spaces into housing, new business, and light high-tech industrial uses that provide economic benefits to the Town. This planning effort capitalizes on the federal and state investment in Berlin Station and rail improvements in an effort to attract additional private investment to the town by creating a place for residential and commercial development that will contribute to a pleasant public place to live, work, and play. In short, this TOD Study seeks to: Enhance the civic core of Berlin Create and support a strong identity for Kensington Village Support existing businesses by increasing foot traffic and creating a unique destination Attract new businesses Provide a place for empty nesters, millennials, and others to live Leverage train station improvements to attract private investment Increase tax revenue through property redevelopment This Berlin Kensington Village TOD Plan looks at the focus area that is approximately a 1/2 mile radius from the Berlin Train Station, which approximates a ten-minute walk. Within the heavy dashed line ½ mile radius on the map above highlights the context area of the study that examines the mostly commercial, walkable core of Kensington Village. Berlin Kensington Village TOD

7 The planning study focuses on the area that is an approximate ten-minute walk from the train station because this constitutes the walkable civic core of the town. Within this area, research and experience throughout the world shows that people will park once, walk to varied destinations, and seek to live close to the train station for convenience. Trends across the United States, including in Connecticut, indicate that emptynesters are looking to stay in the communities where they raised their children and made strong social bonds. Millennials too are seeking places to live near transit. Many wish to be in walkable communities in rental properties and condominiums that allow them to give up one car, walk to shops and restaurants, and take transit to larger cities. This study seeks to capitalize on these trends and the train station and rail improvements to create a more vibrant Kensington Village and enhance the economic health of the Town. BACKGROUND INFO PAST PLANNING INITIATIVES AND GETTING TO THIS POINT When good things happen in towns and cities, it can seem like these improvements are overnight transformations. This is hardly ever the case and most positive change is the result of years of planning, patience, and perseverance. In Kensington Village, there has been significant planning that has paved the way for current TOD initiatives and the fruits of much of this work are already apparent. In 2010, the State of Connecticut was awarded federal funding for rail and train station improvements as part of the New Haven-Hartford-Springfield Rail Program, which included Berlin s Train Station. The Connecticut Department of Transportation (DOT) began construction at the end of 2014 to add a tower structure at Berlin Station that would span above the tracks for accessibility to the reinstalled second track with Careful planning in the past few years has built each endeavor on the other so that the Town can be positioned in a strong way to take advantage of the train station and rail improvements to leverage other investment and enhance the quality of life in Kensington Village. Improvements along the New Haven-Hartford-Springfield Rail Line will benefit Berlin when completed. Source: Connecticut DOT the plan to provide indoor seating and restroom facilities in the to-be-renovated historic Berlin Train Station building adjacent to the new structure. In the interim, the Town s Plan of Conservation and Development (POCD) was adopted in 2013 and the Façade and Landscape Improvement Program for Kensington Village began. Two Town-owned sites on Farmington Avenue were proposed as the location of a new Police Station and in 2015, zoning amendments were adopted to support higher density of housing in part of the Village in an effort to create a more vibrant village core. An additional Town-owned site on Farmington Avenue was earmarked for mixed use development that same year. The year 2016 saw the completion of additional streetscape and sidewalk improvement plans, the restoration of Deming Park, and the award of grants to continue to make streetscape improvements and to provide incentives for façade restorations. In mid-2016, the Town began this TOD Planning study process to build upon this work. Taken together, this recent planning and implementation seeks to maximize the potential development opportunities and economic benefits for the Town. HISTORY OF BERLIN The area now called Berlin, Connecticut, originally settled in the 1600 s with substantial growth during the next two centuries. The town was officially incorporated in 1785 as Berlin Kensington Village TOD 7

8 a thriving agricultural and commercial center. As a hub of activity with trades, specifically blacksmithing and tinware manufacturing, the sales of products from house to house created the Yankee Peddler. Berlin also became known for its textiles and the production and sale of everyday needs such as books, clocks, hats, tableware, clothes, etc. By the mid-1800 s, the discovery of large clay ponds in the town led to the start of several successful brickyards. The Yankee Peddler harkens back to the days when Berlin was the center for making in Connecticut and beyond. This industrial/making history sits side-by-side with an abundance of natural resources that make Berlin a great place to live and work. Berlin s location between Hartford and New Haven was key to its success in trade and production and the town s first railroad depot opened in 1848, with several different buildings constructed and reconstructed after fires in the vicinity of the current Berlin Train Station site. The railroad was integral to Berlin s success as a manufacturing, industrial, and commercial hub; the establishment of large and smaller industrial and manufacturing businesses throughout the town s long history, has helped it endure economic downturns and some of these are still operating today. Berlin still boasts businesses that reflect its long history as an industrial town. The Berlin Iron Bridge Company of yesteryear has made way for Berlin Steel today. The town s industrial and manufacturing base is readily apparent in Kensington Village where approximately ten firms do business. Source: CivicMoxie THE BERLIN TRAIN STATION The Berlin Train Station plays a large part in the story of the town, Kensington Village, and this TOD study. The station building that existed until December 2016 was opened in December 1900 as a replacement for a structure that had burned earlier that same year. Amtrak took over service in 1971 but passenger service was at low levels for the last four decades. While the building was in disrepair, it was one of the best-preserved 19th century stations in the state and an object of pride for the people of Berlin. In 2005 the Town received over $2 million in federal and state grants for restoration. In early 2016, the historic train station was closed for a highlyanticipated renovation as part of the New Haven-Hartford- Springfield Rail Project to expand service from Springfield, Massachusetts to New Haven. This restoration work was part of the larger project of rail and station improvements initiated by Connecticut Department of Transportation (DOT) at the end of 2014 to add a tower structure at Berlin Station that would span above the tracks for accessibility with the plan to provide indoor seating and restroom facilities in the to-berenovated historic Berlin Train Station building adjacent to the new structure. Tragically, the restoration of the historic red brick station building with slate and granite details, wrought-iron railings and beautiful stained glass windows, was brought to a stop by a severe fire on December 21, Historically significant items were salvaged from the debris and the building was demolished in early At the writing of this TOD study report, plans to rebuild the station building in any form are uncertain. Hartford Line service will begin in January 2018 and passengers will have access to the south platforms from the new tower structure but no restroom or seating areas will be provided as these were planned to remain in the historic Berlin Station building that no longer exists. The historic Berlin Train Station was destroyed by fire on December 21, 2016 as this study was underway. Solutions for a replacement that could pay homage to the historic details and materials were still being discussed at the time of this report writing. Source: 8 Berlin Kensington Village TOD

9 Why is this relevant to this TOD Study? The importance of the historic station in the hearts and minds of the public is striking and the outpouring of grief over the fire and concern for a rebuilding of a station that pays homage to the historic structure has been steadfast. A location becomes a place of significance through the attachment and meaning we place on it. One of the key goals of Berlin TOD planning for Kensington Village is to create a sense of place. This is planning language for creating a place that means something to people. Rather than just a center, or just a main street, the desire is to support a town center that serves as a civic core. Usually, this meaning comes from history, the architectural character of a place, or the events that have happened and continue to happen. New projects bring a sense of place by offering locations for people to sit, to talk, to enjoy their community. These places can also be themed to highlight history or certain aspects of the community. In Berlin, this sense of place centered on the train station. The historic building has been the pride of the community and the station is the very center of the 1/2-mile walking radius of the TOD Village of Kensington. A train station rebuild can be a catalyst for area redevelopment and the next section of this report offers ways for the Town to advocate and plan for some type of reconstruction and to work with Amtrak officials and Connecticut DOT to develop creative solutions for funding the work, if necessary, and to reuse components of the historic building. The Town has requested clarification from DOT regarding available funds from grant monies that the Town shared with DOT for the renovation work and programming of the train station as well as insurance claim settlements that could be used towards reconstruction. TAMAQUA RAILROAD STATION In 2004, the Tamaqua Railroad Station in Pennsylvania underwent an extensive restoration by the non-profit, Tamaqua S.O.S. (Save Our Station) that purchased the inactive station for the purpose of preserving and restoring the building as a focal point in the community. The majority of the building houses the highly-regarded Tamaqua Station Restaurant, a small gift shop, and creamery. The lobby of the building is an official visitors center for Schuylkill County and the Schuylkill River National & State Heritage Area. As explored further in Section 2 of this report, finding active economic uses for historic buildings and rebuilt properties is key to making the financial bottom line work. Source: WHAT IS TOD? HOW DOES IT APPLY TO BERLIN? Transit-Oriented Development (TOD) is an approach to development that focuses land uses around a transit station or within a transit corridor. Typically, it is characterized by: A mix of uses Moderate to high concentration of housing Pedestrian orientation/connectivity Transportation choices Reduced parking High quality design TOD strategies recognize there is no one silver-bullet to create vibrancy and revitalize an area around transit (or anywhere, for that matter). TOD planning principles are simply good planning principles focused around a transit hub. Source: mass.gov/envir/smart_growth_toolkit/pages/mod-tod.html Berlin Kensington Village TOD 9

10 By leveraging the train station renovation and enhanced commuter rail service, along with potential improvements and developments recommended in this study, the Town has the opportunity to support a vibrant Kensington Village that provides economic development and increased tax revenue. A people-centered pedestrian civic core has been a way of life in New England since the days of early settlers and TOD strategies support all the elements that have historically been in New England town centers. This TOD Plan focuses on: 1. Creating walkable streets by providing interesting street level uses (shops, restaurants), requiring ground floor commercial uses, putting an emphasis on people, not cars, and ensuring sidewalks are where people need and want to go. 2. Providing public space that invites people to gather (for festivals, for social activities, for family outings) and that supports historic buildings and engenders pride. 3. Ensuring that there is a clear brand or identity for a place - is it about welcoming? About nature? About shopping? History? 4. Creating more mixed-use choices that include housing in the center, as well as the consideration of civic uses. 5. Supporting existing businesses and attracting new ones by creating a pleasant place for people to be and offering more housing. All of this creates more foot traffic which is good for business. These elements above are intrinsic to the heart of any New England town, and, unfortunately, car-centered development and street design, as well as uncoordinated placement of parking lots and the development of strip malls and highway shopping centers have diminished many of these qualities in places across the northeast. TOD planning seeks to reinvigorate town centers and transit hubs by using traditional planning principles to guide decision-making. Railroad Square Transit Village- Santa Rosa, CA Image Source: Van Meter Williams Pollack LLP The Railroad Square Transit Village is a series of buildings including apartments and a market hall with a brew pub and restaurants, a retail plaza, a multiuse path along the railroad right of way, and direct pedestrian connection to the Santa Rosa-Railroad Square commuter station. Van Aken District Station Area Plan- Shaker Heights, Cleveland, OH Image Source: Shaker Heights Planning Commission RMS Development Investment Corp. has been planning a multi-phased development over 18 acres that includes approximately 100,000 square feet of retail space, 60,000 square feet of office space and 100 apartments for phase one, highlighting a 22,000 SF food hall/retail market place adjacent to the Van Aken & Warrensville RTA station. 10 Berlin Kensington Village TOD

11 ANALYSIS OF POSSIBILITIES WHAT PEOPLE WANT, PLANNING PRINCIPLES Within the context of long established TOD planning principles it is important to understand, as part of this Berlin TOD Study, what residents and business owners desire for Kensington Village. Throughout this planning process, two questions have been asked: 1. What other places near Kensington Village do you like? 2. What are the qualities about these places that resonate the most to you and what would like to see here? There has been remarkable consensus in the answers to these two questions. Glastonbury, Middletown, Southington, and West Hartford all have been mentioned again and again by residents as well as business owners. The qualities that are most liked are shown on the chart to the right and those most frequently cited are in bold type. Consolidated into one list, the goals for Kensington Village that guide this TOD Study and the recommendations presented in this study were consistently cited by participants at public meetings, interviews, and focus groups and include: 1. Walkability pleasant pedestrian experience with sidewalks, interesting ground floor uses, other people and interesting things to look at and do. Planning should not center solely on convenient auto movement but should be balanced to give equal importance to slower movement and pedestrians. 2. Density of Bars and Restaurants provide opportunities for and recruit signature restaurants and bars that create a special atmosphere in Kensington Village and a range of choices that are different than the chain options on the Berlin Turnpike. At the first public meeting for this TOD Study, participants were asked to identify nearby towns that were desirable to them and to list the qualities they liked best is these places. These four towns were repeatedly mentioned and the qualities listed above in bold type were the ones most often cited. Berlin Kensington Village TOD 11

12 3. Historic Buildings celebrate and reuse historic buildings to ensure they remain and that they contribute to the image and identify of Kensington Village. 4. Green Space/Public Space provide gathering places, public art opportunities, and landscaping throughout the Village, not just in isolated areas. Public spaces and green spaces should provide small and large spots to take a rest and gather. 5. Connectivity - tied to walkability, connectivity means that the surrounding residential neighborhoods would benefit from being walkable to Kensington Village. Sidewalks and hiking/biking paths would connect from the Village to areas around it including other trail networks and natural areas. 6. Programming + Activities festivals, events, green markets, art shows, school activities --- these should all be part of the action in Kensington Village to support the Village as a civic core and boost foot traffic while bricks and mortar projects are being planned. WHAT WE WANT ISN T WHAT S HERE The list of qualities that was developed by participants in this TOD planning process doesn t match the existing conditions found in Kensington Village. Discussion at meetings centered on the sadness felt by many that the Village doesn t have a core of unique uses and destinations to create the foot traffic needed to support more restaurants and retail. The conditions near the Berlin Train Station show a more vehicle-oriented environment with significant amounts of paved parking and asphalt with few pedestrian and bicycle-friendly links or amenities to promote the activity needed for a town center. The businesses and buildings, particularly along the main roads, are diverse to the point where there is no specific cohesive identity. 1. Walkability Walkability depends in part, on having interesting things to see and do. In Kensington Village, dispersed parking and vacant lots contribute to a large percentage of asphalt and vacant land which detracts from walkability. The diagram below shows red outlines of the visible parking lots and asphalt surrounding buildings in the Kensington Village study area. The abundance of these areas creates an unpleasant pedestrian experience and also makes it difficult to create a positive identity for the Village and attract new businesses and residents. There is a bright side to this, however, as there is potential for temporary use of some of the paved areas for townwide events and activities as a stop gap measure until improvements occur. Existing conditions along Farmington Avenue and Depot Road show a clean but unwelcoming environment for pedestrians that would be improved with more activity and consistent streetscape. This diagram shows red outlines of the visible parking lots and asphalt surrounding buildings along the major streets in the Kensington Village study area. 12 Berlin Kensington Village TOD

13 Scattered Commercial Uses in Kensington Village 2. Density of Bars and Restaurants Residents speak of the desire for more restaurants, cafés, coffee shops, and bars. Currently, there are only a few choices for dining and drinking in the immediate ¼ mile radius around the train station with over 20 bars, restaurants, and other eateries in the larger TOD area of Kensington Village. Full-service restaurants (not including fast food and take out) as of September 2016 include: Tavern on the Trax lunch + dinner Country Kitchen café/breakfast + lunch Even Stephens breakfast + lunch The Avenue lunch + dinner Additional restaurants will actually help existing destinations, since creating a dining cluster is a strong marketing point and draws customers who desire food choices and the energy created by more foot traffic and dining uses. Some existing food establishments are doing well. There is an opportunity to recruit destination and signature restaurants and bars that create a special atmosphere in Kensington Village and a range of choices that are different from national chain options on the Berlin Turnpike. 3. Historic Buildings The map above shows in red the commercial land uses in Kensington Village as of Fall Additional commercial uses, including dining and drinking establishments, would create more destinations and increase foot traffic. The current scattered commercial uses make it difficult to support a vibrant, walkable civic core. Development and greater density are two good friends of historic buildings and resources. There is no better way to protect and preserve historic buildings than by revenueproducing uses. The most important historic building in Kensington Village was decimated by fire in December of With the loss of the historic Berlin Train Station building, the Village lost its iconic center. While many older buildings exist and should be reused where appropriate and practical, the existence of historic buildings in Kensington Village is limited. Historic buildings include the King-Peck Memorial Building on Main Street and the Tower House and the former Fire House both on Farmington Avenue. Members of the Berlin Historical Society have Berlin Kensington Village TOD 13

14 MAPLE CHURCH GARDEN GARDEN ALLING TREASURE LANGDON PECK FAIRVIEW FAIRVIEW FAIRVIEW SKINNER CHRISTIAN discussed other potential historically significant buildings which have the potential to be renovated. Kensington Village Existing Wetlands and Water Bodies TON EASANT NEWTON NEWTON S PRING GRANDVIEW GRANDVIEW TOWER RITAIN CHRISTIAN MURLA WILLOW BROOK PINE TREE DEMING BUTTERNUT OAKWOOD OAKWOOD GRANDVIEW GLENDALE GLENDALE LANGDON LANGDON NEW BRITAIN NEW BRITAIN VINCENT CHRISTIAN STERLING STERLING GLENDALE LANGDON LANGDON LANGDON W O OD SCHULTZ HILLCREST WILLIAMS NEW BRITAIN SCHULTZ HOMECREST LTZ STERLING GROVE HILL HARDING OLD BRICKYARD SCHULTZ DEPOT 005 PAJOR LLING HARRIS HART YORK PERCIVAL MAIN ALLING BOYER BOYER EDGERLY HOTCHKISS MAIN PARISH GROVE HILL ALLING MAIN MAIN BROOK NEW BRITAIN FAIRVIEW The King-Peck Memorial Building at 305 Main Street in the TOD study area, houses the Berlin Historical Society. Source: berlincthistorical.org ALLING HARRIS HOTCHKISS ALLING ALLING MAIN CHURCH ALLING CHURCH MAIN ALLING ALLING MAIN MAIN GROVE HILL GROVE HILL MAIN PECK NEW BRITAIN MAIN KENSINGTON KENSINGTON MAIN FOUR ROD BURNHAM BURNHAM BURNHAM PLEASANT PORTERS OLD BRICKYARD PORTERS CAMBRIDGE FAIRVIEW FAIRVIEW MATTABASSETT PORTERS DAVID JAC OBS MATTABASSETT PORTERS PORTERS FAIRVIEW FAIR VIEW PORTERS MASSIRIO CHRISTIAN CHRISTIAN CHRISTIAN HILL CHRISTIAN RIPPLE Wetland Lake WOODLAWN AL BRI Wetlands and water bodies that are in and surrounding Kensington Village may offer an opportunity for future connections through the TOD study area linking an extensive network of natural areas and paths and making the civic core accessible for cyclists and pedestrians from surrounding residential areas. F 4. Green Space/Public Space The Tower House at Farmington Avenue, is an example of an early industrial/making building in the town. A unique aspect of Berlin is the abundant existence of wetlands, trails, and open space throughout the town. Participants in the public process for this TOD Planning Study have expressed a desire for public space in the study area that serves as civic space/town common adjacent to retail and commercial destinations in the Village. These spaces could include plaza and seating areas adjacent to commercial uses and create the feel of something akin to a town common which residents say is missing from Kensington Village. Exisiting public space includes Deming Park at the Corner of Kensington Road and Main Street, as well as the green space around the Berlin Historical Society. Added public open space is being considered behind the Kensington Fire Department property on Farmington Ave. However, neither serves as a central common space as experienced in other New England towns. Plazas, greens, and open spaces that are adjacent to retail and commercial uses does generally get more use, can be an attraction to the shops and restaurants nearby, and create a positive image for the Village. 14 Berlin Kensington Village TOD

15 Kensington Village Existing and Proposed Sidewalks 5. Connectivity Berlin is home to numerous trails and nature paths and recent streetscape improvements in Kensington Village have enhanced connectivity and improved the environment. Connectedness in New England towns can also be served by a village pattern of development that fills in vacant lots, provides interesting ground floor uses, and creates public spaces that are strategically located. The Town just awarded a contract to construct missing links in the Kensington Village area sidewalk network. These links will not only provide a better connection to surrounding neighborhoods but the new sidewalk sections will also connect to the Municipal complex that includes Town Hall, the Police Station, Library and Community Center. Residents and business owners would like to see more reasons why Kensington Village would be a destination. Connectivity works best when there are desirable destinations along pathways, sidewalks, bike lanes, and roadways. An interesting walk within the Village would encourage customers, diners, and others to park their car and explore something that puts people on the streets and provides foot traffic for businesses. The Town is also nearing the realization of its expanded vision of connecting Kensington Village and the Town Hall area to thousands of acres of open space in South Kensington and thereby to the New England National Scenic Trail (NET) that extends from Long Island Sound to New Hampshire. This connection is an important amenity for the Village and should be pursued vigorously. Sidewalks form the foundation of connectivity and the Town has completed recent streetscape improvements to enhance the sidewalk network in Kensington Village. Source: Freeman Companies Berlin Kensington Village TOD 15

16 6. Programming + Activities Currently there are no regularly scheduled fairs, market days or other ephemeral programming in Kensington Village. Residents have talked about the tradition of Yankee Peddler days in Berlin and other yearly events that no longer occur and have expressed a desire to see more active programming of events in the Village. Business owners are eager for any type of event that can heighten visibility of the Village and increase foot traffic. Better Block has been helping communities test ideas for change since 2010 by working with residents and business people in neighborhoods to imagine changes in a local block. Built over a weekend to be enjoyed by all, these interventions that include pop up (temporary) business ideas such as bookshops, coffee shops, and restaurants, as well as physical improvements such as painted bike lanes, small parks, and outdoor seating, allow everyone to test ideas and enjoy positive change for a weekend. Source: Better Block Changing our communities now! The Better Block Foundation is a nonprofit which aims to promote the growth of healthy and vibrant neighborhoods via community education and empowerment. Through Better Block, communities and their leaders are able to reshape and reactivate their local built environment. Placing focus on six major activities to educate and empower communities Better Block provides the opportunity for cities and towns to dream big and reimagine the place where they live, work, and play. Developing open-source media for prototyping, providing training from urban planning experts, civic innovators, and architects, running design charrettes, neighborhood meetings, and workshops, and creating new as well as improving existing modeling tools are just a few examples of the beneficial assets Better Block can bring to the community. free. Any design within the Wikiblock library can then be taken to a makerspace where a CNC (computer-aided machine) can cut the designs into a sheet of plywood, which can then be assembled; the majority without using glue or nails! The Wikiblock library enables the fast and economic transformation of a boring block into a better one; immediately infusing life into a space. Creating dynamic spaces that can house events such as outdoor markets, beer gardens, or festivals will instantly activate the space, drawing people to the area and to surrounding businesses as well; creating a better community for all! Better Block additionally has created a Wikiblock library which is an open-source toolkit featuring designs of benches, chairs, planters, bus stops, beer garden fences, and kiosks all which can be downloaded for 16 Berlin Kensington Village TOD

17 MARKET AND REAL ESTATE CONTEXT An analysis of the local and regional economic trends and current market conditions has been conducted to determine the existing development markets for Kensington Village. Berlin s market is shaped by the regional Hartford economy, with focus on the office, retail, and housing market sectors, which are most suitable for town center and TOD. Regional Economic Overview and Trends The Hartford region has a diverse economy that has to some degree rebounded from the recent recession with 2015 total employment at 565,820, 1.6% above the prerecession 2008 peak. Health care and social assistance, retail trade, and manufacturing are the three largest sectors outside of government together accounting for 36% of regional employment. Regional trends indicate growing parts of the economy that drive demand for new space and development. The Hartford region has outpaced state growth since 2006 with total job growth of 3.1%, while Berlin s employment growth has also exceeded the state. Index of Job Growth, Berlin, LMA Region and Connecticut Berlin, Hartford LMA, and Connecticut Job Growth Local Economic Trends An understanding of local economic trends shaping Berlin s real estate market require context of the composition and employment growth for Berlin and its neighbors. Berlin has a smaller population and economic base compared to most of the seven adjacent communities Cromwell, Meriden, Middletown, New Britain, Newington, Rocky Hill and Southington. Even with its smaller size, Berlin has the highest share of manufacturing jobs among its neighbors. The town has had limited net job growth, however, although it has fared better than most if its neighbors. The strongest growth and, therefore, demand for real estate in the Hartford region is occurring in health care, professional, scientific, and technical services and accommodations and food services. Berlin is not a key regional business or employment center in those sectors, so modest growth will likely be shaped by expanding local firms and retail and service demand created by population growth and location factors. LOCAL OFFICE REAL ESTATE MARKET CONDITIONS Key points of Berlin s office market: The Greater Hartford office market generally has excess supply. Over half of Berlin s office market is accounted for with the Eversource complex. Office space demand has been small and on par with new supply over the past several years, resulting in a low and fairly stable vacancy rate (in the 2% to 4% range). Berlin s office demand is largely from local professional businesses with few new businesses or firms locating to Berlin. Existing centers of professional and health care services outside of Berlin are most likely to attract any new sizable office or medical-related development. Gross Asking Rent Per SF Berlin Gross Asking Office Rents, 2011 to 2016 Source: Costar Report October 2016 Given the combination of slow regional growth, limited local demand, low rents relative to the cost of new construction, and substantial regional office supply, office development is likely a secondary use for new development in Kensington Village. The effect of the pending increase in service at the adjacent train station on the Kensington office market is uncertain and will depend on seeing increased commuter rail service emerging as a valuable location asset for businesses. LOCAL RETAIL MARKET ANALYSIS Key points of Berlin s retail market: Berlin s retail market is stronger than office and is divided among four submarkets Berlin Turnpike, Webster Square, Farmington Avenue and other smaller pockets. Retail space supply has been stable over the past five years with a decline in retail vacancy rates and an increase of average retail rents currently at $13.47 (from a low of almost $11 in mid-2012). E-commerce and internet retailing is likely to slow the growth of brick and mortar stores. Berlin and Kensington Village face significant retail Berlin Kensington Village TOD 17

18 competition with several million square feet of space located within a fifteen to twenty-minute drive. The Berlin Turnpike retail corridor has been attractive to many national chain stores and large general merchandise stores, including Wal-Mart and Target. Farmington Avenue, including part of Kensington Village, is a second important retail corridor anchored by convenience retail, including grocery stores and large pharmacies. Kensington Village, with its smaller sites, would likely need to rely on local independent businesses to support new retail development. The business mix within Kensington Village is diverse without a primary retail or service orientation. Berlin has favorable retail demand market conditions as a relatively high-income community with a growing base of households. Berlin s median household income is 33% above the metro Hartford level and higher than all of its surrounding communities. As sales gap analysis found that retail demand in Berlin exceeds estimated sales by $25 million with the largest gap for restaurants and drinking places. Business Mix in Kensington TOD District September 2016 Source: CivicMoxie Business Type # of Businesses Percentage Construction 5 2.4% Manufacturing/Wholesale/Transportation % Retail % Finance, Insurance, Real Estate % Medical Services % Other Professional Services % Personal Repair and Other Services % Automobile Sales and Services % Restaurants and Drinking Places % Art, Entertainment, Recreation 8 3.8% Other/Non-Classified % Total % The current mix of businesses in Kensington Village serves a large range of shopping and service needs but doesn t provide a strong identity for the district or a concentration of related businesses to attract customers from beyond Berlin. While the commuter rail service will add new potential customers to Kensington Village, a far larger market will be needed to support multiple new businesses and establish a mix of stores and restaurants with the potential to be a retail destination that could include bakeries, eateries and cafes, specialty food, and wine and beer shops. This will require more attention to creating an attractive, interesting and pedestrian-oriented design and offering a mix of independent stores or local chains that offer unique products, services or experiences. HOUSING MARKET OPPORTUNITIES Housing development is a key TOD market as proximity to transportation offers an important benefit to residents through an additional and potentially improved commuting option to driving. Residential development also adds households to expand market support for retail stores, restaurants and other consumer-oriented businesses. Key points of the regional housing market: A 2014 housing market analysis for the Hartford metro area (prepared by HUD ) reported very low regional population growth for the region, including Berlin. Approximately two-thirds of Hartford s regional households are homeowners, but new households formed from 2010 to 2014 were split evenly between renters and owners, reflecting the national trend of growing rental housing demand. New rental housing development in the region has increased to respond to this demand. Data for the home ownership segment of the multifamily market is less available, but Berlin s Assessor maintains sales data for existing condo projects in Berlin, so this may help developers evaluate the feasibility of this market segment on a dynamic basis. Key points of Berlin s housing market: Berlin s population is expected to grow by 1,038 people, which represents 399 new households by 2025 (projections prepared by Connecticut State Data Center). Based on the projections, market demand would support 40 new housing units per year, or close to 200 apartments and 200 ownership units over 10 years. Berlin s current low supply of rental housing may help attract a disproportionate share of new rental housing construction (and attract new renter households). Demand for transit-oriented housing is coming from young households and empty-nesters. The 55 to 64 year-old cohort is projected to grow by 755 in Berlin alone by Berlin s housing stock of approximately 8,000 units is heavily concentrated in owner-occupied and single family units, although more recent housing development has emphasized multifamily projects. Composition of Berlin s Multifamily Housing Stock, 2013 Housing Type/Market Segment Age Restricted Affordable Rental Apartments Number of Units Source: Berlin Plan of Conservation and Development 2013 Percent of Units % Age Restricted Condominiums % Non-Age Restricted Affordable Rental Apartments % Market Rate Condominiums % Planned Unit Developments % Total 1, % 18 Berlin Kensington Village TOD

19 trends. New TOD residential development in Berlin will face some competition from these projects. With the limited existing supply of multi-family housing in Berlin, its community attributes and the plans underway for additional improvements in the Berlin TOD area, Berlin s best opportunity to stand out from other projects planned and under construction (as shown on the map) is through attracting a high-quality TOD project. CURRENT DEVELOPMENT MARKET CONCLUSIONS As Berlin experiences slow but steady economic and population growth, the Town should take a phased approach for completing a significant new TOD area with some improvements taking place much more immediately than others. The strongest market potential for new TOD development is housing that serves older empty-nester households and young professionals. High quality newly constructed units that offer on-site amenities and adjacent commuter transportation would offer a new type of rental housing option in Berlin that can help attract these demographic groups. Nearby residential development, in the form of high-end rentals, is sprouting up within Berlin s market area. These new developments are helping satisfy the national trend of increased rental demands, this trend is also seen in the Hartford region (developments as of late 2016). Overall, Berlin has a limited supply of market rate, multifamily units that are not age-restricted. Given the region s strong market demand and declining vacancy rates for rental housing units, Kensington Village provides the opportunity to fill both of these market gaps and create a new housing option that is aligned with market Since these households of empty nesters and young professionals seek nearby amenities and an accessible pedestrian-oriented environment, successful TOD strategies will require mixed-use development that incorporates restaurants, shops and other amenities as well as public realm improvements and connections to the larger Kensington Village commercial district. Based on the retail market analysis, the strongest market potential for ground-floor businesses are restaurants, specialty food stores and niche clothing and accessory stores. Among these retail options, the priority should be to attract one or two strong destination restaurants that would help brand the district and attract diners from the entire town and larger market area. Berlin Kensington Village TOD 19

20 Real Estate Market Summary With new quality construction and surrounding public realm and retail amenities, the opportunities to attract office tenants and development will likely improve over time, following residential and mixed-use development and public realm improvements that provide the activity center and amenities to attract businesses and workers. Since some new mixed-use construction projects under current market rents and densities may be difficult to develop with all market-rate housing, the first phase of any new TOD housing may need higher density development with reduced residential parking requirements based on transit access to offset the development costs. HOW TO GET WHAT WE WANT The TOD planning process for Kensington Village illuminates a very clear list of goals and desires by Berlin residents and business owners. Many of the things most desired are lacking in Kensington Village, such as more dining and shopping choices, public space similiar to a town common and other places for civic activity woven into the development and building fabric of the Village, and better connectedness that makes walking from one place to another pleasurable. There is no one answer or project that will achieve all of these goals overnight, or even in the long term. Towns and cities benefit from many strategies, long and short term, that are employed to improve quality of life, increase the tax base, and enhance the physical environment. Four basic strategies can be utilized by the Town of Berlin to achieve long-term success. Below, are listed the strategies with an explanation of why they are important for success. Section 2 of this report provides details for action in each of these strategies. 1. Make public investments to encourage private investment 20 Berlin Kensington Village TOD

21 The rail and station improvements at Berlin Station are public investments that have spurred this TOD study. In turn, this study encourages investments that will attract private development and interest in Kensington Village. The commitment to do this TOD study is one example of a public investment. Another is the Town purchase of the three sites comprising 889, 903, and 913 Farmington Avenue a number of years ago. However, investments come in all different packages and may involve no direct expenditure of monies. In this study, recommendations are made for a wide variety of public investments, which are broadly categorized in the list below and are explained in detail in Section 2: Redevelop Town-owned land Form partnerships for district management and improvement Provide technical assistance for development and property owners Apply for grants Utilize programs available through organizations and state groups such as Connecticut Main Streets Adhere to the goals of the TOD plan in all decisions Continue façade improvements, streetscape improvements and expanded sidewalk connections The benefits of public investments are multiple. In any form, they send powerful positive messages to the development community that the Town has faith in plans for revitalization and is willing to support private investment with its own public resources and actions. 2. Zone for what you want (not what you don t want) Zoning in America got its start in 1916 as a tool to exclude unwanted uses from communities. It s come a long way since then. What towns and cities figured out was that zoning for exclusion doesn t necessarily get you the positive change you desire it simply keeps out things you don t want. Today, zoning can take a much more proactive approach. The zoning in Kensington Village should encourage uses and densities that the Town wants and can also offer incentives to ensure that good things happen. Does the Town want to encourage public space or a common -like space in Kensington Village? Incentives such as density bonuses or greater building heights can be provided in exchange for public amenities that will benefit the entire town. Walking paths, public space, public art, and other amenities can be required. How Do Towns Get What They Want? An additional benefit of zoning that is proactive and sets a standard for what is desired is that this is very attractive to the development community. Quality development goes where the environment is friendly and where municipal actions are focused on making great places for people to be, not just on keeping out unwanted uses and density. At the end of the day, creating zoning that keeps out unwanted uses and density but doesn t encourage positive change simply enforces and entrenches the status quo. Berlin Kensington Village TOD 21

22 Residents and business owners have been clear that there is room for improvement in Kensington Village and zoning can set the path for moving forward to create economic development opportunities. 3. Create a compelling and coordinated image What is Kensington Village? Are there defining themes that embody the character of the Village? How can businesses market themselves under an umbrella image that resonates with customers? What attributes should be celebrated? It is necessary to answer the questions above in order to create a compelling image of the Village. Small towns and commercial districts across the country create unifying themes that help businesses market to the public, assist public officials in recruiting new retail, entrepreneurs, and residents, and that provide a strong theme to broadcast to the larger world. Kensington Village has no strong image at the moment. The Berlin Train Station was the iconic symbol for the area and with its destruction by fire, the Village has lost a powerful symbol of the town s heritage and its local pride. How important is a coordinated and compelling image? It will drive decisions about logo, a business map, recruitment materials to lure residential and commercial development, and perhaps most importantly, a guide for making decisions about what to encourage and what should locate elsewhere. A coordinated image is also dependent on design guidelines and signage regulations that shape the physical environment and contribute to the important first impressions of all who travel here. 4. Create activities/programming in addition to bricksand-mortar projects Bricks and mortar projects take a long time. Events, public programs, outdoor markets, and festivals can all infuse life in a place and create foot traffic needed by businesses. An active place is a magnet for more activity and a draw for quality development as well. Making Kensington Village a festival and event-friendly location can help create more vibrancy while larger projects are planned. There are also ways to integrate livability and whimsy into everyday life in Kensington Village so that people come to walk, to smile, to see something novel. Resources for doing so are online and include tips and street furniture designs for DIY residents and businesses at Identifying common themes for a business district and downtown village area is important to attracting investment, customers, and potential residents. Identifying with small businesses and local is also a good advertising image. Sources: Middletown Main Street and Kensington Village hosts a variety of architectural styles, signage, and setbacks/front yards. Coordinating future development and offering incentives for new signage can help present a unified identity for the area and make marketing for businesses and customers easier. In Section 2, recommendations are made to use these four tools to achieve the goals set forth by residents and businesses. CONCLUSION Goals for Kensington Village have been made very clear during this TOD Planning Study. There are also tried and true methods to achieve success that have been used in countless other towns in the New England and beyond. The next section of this report details recommendations in each of the four strategy areas above. 22 Berlin Kensington Village TOD