Neighborhood Response to Clover Lanes Redevelopment

1. TAKEAWAYS
FROM THE SDEIS
WHOLE FOODS PROPOSAL
DATE Wednesday May 10TH
Ben Werzinger – Clover Area Neighbors UnitedPREPARED BY
10

2. CORE ISSUES OF SIZE AND ACCESS
WERE NOT ADDRESSED1 !"#$%#&''()%$*()(%+()(%)(,("$(-%./''(0$#%
1)/'%2/$*%$*(%3/+0%4/")-%'('2()#%"0-%
)(#5-(0$#%"2/&$%#56(%"0-%"..(##%$*"$%+()(%
27"$"0$78%590/)(-%50%$*(%7"$(#$%:;<=:>%3*(%
-(?(7/,'(0$%5#%#$577%@ABAAA%#C%1$>%
3*(%#"'(%5##&(#%#$577%",,78B%!"#$%&'(#$%"#
)"*"+,-."'$#&/#$,,#0&1#2')#!"#'"")#2#
+"12+#13242'$""#$%2$#$%"#/"5,')246#255"//#
-,&'$/#!&++#',$#0"#,-"'")7
DIPONZIO VOGEL NOVROS

3. TRIP GENERATION TABLE IS
NOT ACCURATE2 3*(5)%$)"115.%'/-(7%D$*/&9*%#/,*5#$5."$(-E%5#%#/7(78%
2"#(-%/0%$*(%#5$(%9(0()"$(-%$)5,%-"$"%$*(8%,)/?5-(-%50%
3"27(%F>G>%=1%$*5#%-"$"%5#%/11%28%(?(0%FHIAJ%5$%."0%*"?(%
"%-)"'"$5.%(11(.$%/0%$*(%(0$5)(%'/-(7%"0-%
&0-()(#$5'"$(%$*(%$)"115.%50%$*(%")(">
8"#0"+&"*"#$%"#8%,+"#9,,)/#)2$2#2+,'"#.26#06#,::#
06#2/#.35%#2/#;<=><?@#2')#$%"#A)B3/$")#C4&-#
-"45"'$21"#DE<?=F<?G#&/#5,'/&)"420+6#%&1%"4#$%2'#
!%2$#!&++#%2--"'#1/)%"%-(#$50"$5/0%7/."$5/0%75K(%L*/7(%
M//-#>%:50.(%$*5#%-(?(7/,'(0$%+577%-)"+%,(/,7(%$/%$*(%
")("%+*/%")(%0/$%"7)("-8%*()(B%+(%+577%#((%7/+()%$*"0%
"?()"9(%,"##%28%$)5,#>%%%%
ISSUES
WHOLE FOODS DATA BASED ON 1 SINGLE STORE
DATA ASSUMES 40%+ OF THE TRAFFIC WILL BE
CARS ALREADY ON THE ROAD, WHICH IS DOUBTFUL
“SPECIALTY RETAIL” USE NOT SPECIFIC ENOUGH TO
UNDERSTAND TRIP GENERATION FORECASTS

4. THE DARIEN, CT WHOLE FOODS IS NOT
A RELIABLE SOURCE OF TRIP DATA3
UNRELIABILITY
THE STORE IS REALLY 35,000 SQ FT WITH 10,000
SQ FT OF OFFICE SPACE
IT IS 1 OF 5 IN A 30 MILE STRETCH… NOT
COMPARABLE TO BRIGHTON WHERE THE CLOSEST
WHOLE FOODS IS 60 MILES AWAY (OR MORE)
DEV SHOULD LOOK AT ALL 50,000 SQ FT WF STORES
AND AGGREGATE THE INFO TO ARRIVE AT ITE RATES
THERE IS A LARGE COMMUTER RAIL (MTA) STATION
1500 FT FROM THE STORE, RESULTING IN
SIGNIFICANTLY LESS VEHICLE TRAFFIC AND MORE
PEDESTRIAN TRAFFIC THAN WE WE SEE IN BRIGHTON
1
2
3
4 5
RAIL STATION35,000 SQ FT50,000 SQ FT

5. SECONDARY ACCESS IS STILL CLEARLY A
THREAT INTENDED TO BE ADDED4 ;(#,5$(%$*(%-(?(7/,()N#%,)/'5#(#%$*"$%#(./0-")8%
"..(##%/0%O7/?()%"0-%P77(0Q#%O)((K%+577%)('"50%.7/#(-B%
$*(5)%$)"115.%#5'&7"$5/0%'/-(7%*"-%"%#.*('"$5.%$*"$%
50.7&-(-%"%95"0$%-)5?(+"8%$*"$%2&$$#%&,%$/%O7/?()%:$>
3*5#%'/-(7%+"#%.)("$(-%50%$*(%M"77%/1%GAIR%2:$"4#$%"#
)"*"+,-"4#-30+&52++6#5+2&.")#$,#5,..&$#$,#
4".,*&'1#255"//#-,&'$/7#H'+"//#!"#,0$2&'#2#+"12+#
13242'$""#$%2$#/"5,')246#255"//#-,&'$/#24"#
4".,*")@#!"#!&++#5,'$&'3"#$,#:&1%$#$%"#-4,-,/2+#
,3$4&1%$#06#2'6#."2'/#'"5"//2467#

6. STILL NO REAL BASELINE, THEY
CONTINUE TO IGNORE THIS REQUEST5 3*(%.&))(0$%6/0509%"0-%,()'5$$(-%&#(%1/)%$*(%$*(%,)/,()$8%-/(#%
0/$%"77/+%"%FABAAA%#C%1$%9)/.()8%#$/)(B%/078%"%GABAAA%#C%1$%
9)/.()8%#$/)(>%
C%"#02/"+&'"#2+$"4'2$&*"#$%"6#-4,*&)")#2//3."/#$%"6#
!,3+)#1"$#2#/-"5&2+#3/"#-"4.&$#:,4#2#+241"4#14,5"46#/$,4"@#
2')#$%"4":,4"#52'',$#0"#$43+6#5,'/&)"4")#2#02/"+&'"7#
=1%+(%-/%0/$%*"?(%"0%"..&)"$(%2"#(750(B%$*()(%5#%0/%)("7%+"8%$/%
&0-()#$"0-%$*(%1&77%?"7&(%/1%$*(%50.(0$5?(%6/0509%)(C&(#$>
20,000 SQ FT
50,000 SQ FT

7. BE CAREFUL ABOUT PERMITTED USES
ALLOWED IN THIS PROPERTY6 S5?(0%L*/7(%M//-#%)(.(0$%150"0.5"7%5##&(#B%$*(8%*"?(%
"7)("-8%,&275.78%".K0/+7(-9(-%$*"$%$*(8%+577%)(-&.(%$*(%
"'/&0$%/1%0(+%#$/)(#>%3*(%15)#$%#$/)(#%$/%9/%+577%2(%
7/."$5/0#%+5$*%(T5#$509%-/'50"0$%./',($5$/)#%75K(%U/.*(#$()>%
3*(%-(?(7/,()%*"#%#,(.515."778%#$"$(-%$*(8%+577%$)8%$/%50.7&-(%
$*(%*59*(#$%$)"115.%9(0()"$509%#$/)(#%"#%,/##527(>%<?()8%/0(%
/1%$*(5)%"7$()0"$5?(#%*"-%?")8509%-(9)((#%/1%*59*()%$)"115.%
9(0()"$5/0>
I$#&/#"'$&4"+6#-,//&0+"#$%2$#$%"#4"$2&+#.2("3-#,:#$%&/#
+,52$&,'#5,3+)#0"#5%2'1")#)42/$&52++6#06#$%"#)"*"+,-"4#
4"124)+"//#,:#!%"$%"4#$%"&4#.2B,4#2'5%,4#$"'2'$#025(/#
,3$@#/,#3/"#52/"/#.3/$#0"#.,'&$,4")#524":3++67##

8. DON’T FORGET ABOUT
WESTFALL7 3*(%$)"115.%'/-(7%-5-%0/$%#*/+%$*(%5',".$%/1%$*(%
-(?(7/,'(0$%D"0-%"0$5.5,"$(-%759*$%$5'509%.*"09(#E%
/0%<"#$2/&0-%$)"115.%)&00509%/0%L(#$1"77%U/"->
P$%2&#8%$5'(#B%$*5#%")("%."0%2".K&,%-&)509%(?(0509%
./''&$(%*/&)#%1)/'%V/0)/(%P?(0&(%"#%1")%+(#$%"#%
4&.K7"0-%W")K>%
C%"#$42::&5#/$3)6#/%,3+)#&'5+3)"#$%"/"#24"2/#$,#
:3++6#3')"4/$2')#$%"#4&--+"#"::"5$#,:#$%&/#
)"*"+,-."'$#254,//#J4&1%$,'7
IS THERE A DOMINO EFFECT FOR WESTFALL ROAD THAT
ALREADY HAS PEAK TRAFFIC ISSUES AS FAR WEST AS
WINTON AND CLINTON)?

9. KEY AREAS ARE STILL FAILING
IN THE CURRENT TRAFFIC STUDY8 <?(0%50%$*(%0(+%$)"115.%#$&-8B%$*()(%")(%#$577%?()8%,//)X1"57509%
/,()"$509%!Y:%"$%$*(%,)/,/#(-%,)/Z(.$Q#%'"50%#590"756(-%(0$)"0.(%
"0-%$*(%V/0)/(XO7/?()%50$()#(.$5/0>
Southbound Left
Eastbound Left
Westbound Left
Northbound Left
Southbound Left
Southbound Thru
PM: LOS F (97.7 seconds average delay) SAT: LOS F (112.7 seconds average delay)
PM: LOS E (69.4 seconds average delay) SAT: LOS E (79.0 seconds average delay)
PM: LOS F (110.5 seconds average delay) SAT: LOS F (98.8 seconds average delay)
PM: LOS E (66.9 seconds average delay) SAT: LOS E (65.3 seconds average delay)
AM: LOS E (70.2 seconds average delay) SAT: LOS E (73.0 seconds average delay)
AM: LOS E (62.8 seconds average delay) PM: LOS E (67.0 seconds average delay)
MONROE/CLOVERNEWLIGHT

10. LETTER GRADES DO NOT TRULY REFLECT
REAL WORLD FRUSTRATION LEVELS9 Interestingly, in the SDEIS the developer states that “in the past,
exceeding a v/c of 0.5 was considered a capacity deficiency. But
today, a v/c of 0.9 is considered more appropriate threshold.”
This is a near 80% jump in assumptions. Given the
overwhelming amount of resident complaints about existing
traffic frustrations, we think that a threshold of 0.5 and higher is
more likely to cause frustration for the residents of Brighton in
this area. This would explain why resident comments about
traffic may not match the rosier traffic outlook provided by the
developer. Real world experience may not be accurately
reflected in these v/c grades.LEVEL D LEVEL E LEVEL F

11. STEPS
FORWARD3 COMMIT TO WORKING TOGETHER TO COLLABORATE ON A
MUTUAL SOLUTION THAT WORKS FOR ALL
LEGALLY GUARANTEE THAT SECONDARY ACCESS ROADS WILL
NEVER BE OPENED AND THERE WILL BE NO FUTURE DEVELOPMENT
INTO RESIDENTIAL AREAS NORTH/EAST OF THE PROPERTY
GET THE TRIP GENERATIONS RIGHT ON MONROE (WITHOUT THE
POSSIBILITY OF SECONDARY ACCESS) SO WE UNDERSTAND THE
FULL EFFECT AND WHETHER IT IS FEASIBLE3.
2.
1.
P77%5#%0/$%7/#$>%3*()(%5#%#$577%"0%/,,/)$&05$8%$/%.)("$(%"%9)("$%
-(?(7/,'(0$%$*"$%+/)K#%1/)%"77%,(/,7(%50%4)59*$/0B%50.7&-509%$*(%
-(?(7/,()>%/+(?()B%$*5#%."00/$%2(%".*5(?(-%+5$*/&$%+/)K509%
$/9($*()>%3*()(%")(%$*)((%'"Z/)%#$(,#%+(%."0%$"K(%$/%'/?(%1/)+")-]