Raymark Ball Field

Reuse PlanningReuse Planning

Raymark Ball Field

ObjectivesObjectives

• To understand previous redevelopment p pplanning efforts

• To consider stakeholder input and concerns p

• To identify opportunities and constraints

T id tif bli t d k t d i• To identify public sector and market drivers

Raymark Ball Field

Scope of WorkScope of Work

Opportunities & Constraints Analysis• Location, Visibility and Access• Parcel Size and Characteristics• Land Use PoliciesMarket Analysis• Viability of future useInterviews with Key Stakeholders• Elected officials and Town staff since 2009• Adjacent property ownersDevelop Reuse Program Concepts• Final options based on stakeholder input

Raymark Ball Field

Opportunities and Constraints AnalysisOpportunities and Constraints Analysis

Location• Generally good

– Close proximity to US Route 1 and I-95US Route 1 and I 95

• Future uses must be compatible with neighbors:neighbors:– Department of

Public Works; t k t ffitruck traffic

– Adjacent residential neighborhood

Raymark Ball Field

Opportunities and Constraints AnalysisOpportunities and Constraints Analysis

Access and Visibility• Limited visibility from ted s b ty o

major routes – Not desirable for

retail uses Parcel 1

– Frontage on East Main more attractive

• Highway proximity compatible with general commercial uses

• Railroad underpass on East• Railroad underpass on East Main restricts truck access

• Connection between L b k d E t M iLongbrook and East Main would improve options

Raymark Ball Field

Opportunities and Constraints AnalysisOpportunities and Constraints Analysis

Parcel Size and Characteristics

• Isolated areas of d t t tmoderate to steep

topography complicate construction in some areas

Land Use Policies

• Zoning is MA, light industrial; and RS-4 one-family residential

• Stratford PoCD calls for recreational uses

Raymark Ball Field

Market AnalysisMarket Analysis

Real Estate MarketReal Estate Market• Market is stagnant;

• Stratford less competitive• Stratford less competitive for Class A office space than surrounding towns

• The retail market has likely reached saturation

• Some potential for commercial / professional office useSome potential for commercial / professional office use

• Light industrial is strongest market

• Property likely attractive to the owner-occupied marketope ty e y att act e to t e o e occup ed a et

Raymark Ball Field

Key Stakeholder ConcernsKey Stakeholder Concerns

• A number of reuse options have been discussed p

– Recreational, commercial, DPW, train station

M i i l t l f th t i i t t• Municipal control of the property is important

• Buffer needed between residential homes and site

• Contract Plating should be considered in the planning process

• Connecting Longbrook to East Main would help the residential neighborhood

Raymark Ball Field

Municipal InputMunicipal Input

• DPW is land locked and needs additional spacep– Concerns over truck traffic through neighborhood

• DPW property along East Main Street offers p p y ggreater market potential than ball field site

• Municipal support for long-term control of ball field property

• Support for incorporating Contract Plating into reuse planning processreuse planning process

• Need for buffer between residential neighbors and ball park propertyand ball park property

Viable Reuse Components

• Scope expanded to three parcels

Parcel 3to three parcels– Ball field (1)– Contract Plating (2)

Existing DPW (3)Parcel 1

– Existing DPW (3)

• Municipal use best for parcel 1for parcel 1– Relocate DPW– Park / open space

• Commercial / light industrial use for parcels 2 & 3

• Buffer land or park along Patterson Aveparcels 2 & 3

• Connector road between Longbrook and East Main

Program AMunicipal/Municipal/

Recreation Uses3

Roadways1 Roadways• Close Northern part of Frog Pond Road• Build Longbrook-East Main Connector• Separate truck/car access from E. Main

1

Separate truck/car access from E. Main

Parcel 1• Park buffer along Patterson• DPW Facility

2• DPW Facility

Parcel 2• Land bank property for future Town use

Parcel 3 • Commercial/non-profit indoor recreation• General commercial/restaurant use

Program A Circulation

Program BMunicipal/Municipal/

Commercial Uses3

1RoadwaysRoadways

• Close Frog Pond Road completely• Build Longbrook-East Main Connector• Truck/car access from E. Main

2

Parcel 1• Park/open space along Patterson• DPW facility

Parcel 2• 1/3 land banked for future Town use• 2/3 light industrial or warehouse uses

Parcel 3• General commercial/restaurant use• Commercial / professional office

Program B Circulation

Potential New Park

Perspective Location

Raymark Ball Field

Next StepsNext Steps

Vita Nuova Steps • Update reuse concepts to reflect stakeholder input• Update reuse concepts to reflect stakeholder input

Potential Town StepsDi C t t Pl ti ith EPA• Discuss Contract Plating with EPA

• Present reuse concepts to EPA and DEP for detailed discussionsdetailed discussions

• Engage EPA in discussions on Raymark• Conduct site engineering

– Traffic study– Stormwater

Sit l i– Site planning– Cost analysis