Department Details
Records Access Officer
Isaiah Thelwell
Rhode Germain
Administrative Assistants to the Planning Board and Conservation Commission
Conservation Agent
Kyle Holden
The City of Brockton is identifying reinvestment and development strategies to invigorate the local economy and revitalize community assets of the Campello Neighborhood.
Strategies include introducing new land-use types that increase density and diversity of use, amending existing zoning, and using development models like Transit-Oriented Development (TOD) to expand commercial and residential offering and improve transportation infrastructure for pedestrians.
This effort will focus on leveraging existing assets including transportation infrastructure like the Campello MBTA station, public parks and open spaces like Keith Park, and historically relevant features such as the Franklin building. It also identifies solutions for addressing contemporary challenges impacting the neighborhood like vacant storefronts and buildings to be put back into revenue service, empty lots where new residential and commercial uses could be established, and a combination of lack of open spaces and parks in poor maintenance.
Campello Form Based Code
Our current efforts involve amending the Brockton Zoning Code to reflect the goals of the Campello Neighborhood Plan (below). The City is exploring a new form of zoning regulation called Form Based Code that allows a more delicate approach to land uses than our current zoning. Form Based Code is about creating vibrant neighborhoods with a mix of uses that support walkability and community building.
We are currently working with a Steering Committee made up of Campello residents, business and property owners to guide our efforts.
We have also scheduled three community meetings for Campello:
Meeting one: City-Wide Form Based Code Workshop
June 13th, 2024
6 pm - North Middle School, Cafeteria
June 13th 2024 Workshop Presentation June 13th 2024 Workshop Memo
Meeting two: Campello Form Based Code Draft
August 29th, 2024
6 pm City Hall, GAR Room
Meeting three: Form Based Code Final Presentation
September 18th, 2024
6 pm - North Middle School
Current zoning for proposed study area:
Desired land uses from Campello Neighborhood Plan:
Campello Neighborhood Plan
The Campello Neighborhood Plan is a shared community vision for the future of the Campello station area and southern Main Street corridor. Through the planning process, funded with a grant from the Massachusetts Housing Partnership’s Complete Neighborhoods Initiative, we looked at the existing land uses, transportation patterns, demographics and economic factors that shape buying habits and real estate investment, green space and local amenities and community institutions.
A steering committee of local residents, property owners and businesses, called the Campello Partnership, assisted the City and its consultants to guide the planning process. As part of this process the City encouraged meaningful public participation by attending a series of community-based events across the city over the summer of 2023 and hosting a Pop-Up planning event in Campello on Saturday, September 23, 2023 at the Brockton Housing Authority’s parking lot located at 1090 Main Street.
What we heard, and what is represented in this Plan, is that the Campello residents and businesses see the heart of the Campello neighborhood, from Neilson Street on the north to Keith Park on the south as being a traditional, moderate density, mixed-use and walkable “village.” Moving south along Main Street we see the existing residential neighborhood with supportive commercial uses transition to more auto-dependent uses around Sargent’s Way and employment generating commercial and light industrial uses further south, down to the City’s border with West Bridgewater.
A copy of the Plan Report and its two Appendices (A and B) are now available for review and comment linked below. On May 7, 2024 was adopted by the Brockton Planning Board and has been transmitted to the City Council for their information.
Campello Neighborhood Plan Public Draft https://drive.google.com/file/d/1WwQmMs-37JwKlHePxJ6qFs3osdrdxjiJ/view?usp=sharing
Campello Neighborhood Plan Appendix A https://drive.google.com/file/d/1ob93vYXNccFirdHTCznGC1wGWaEDc9eS/view?usp=sharing
Campello Neighborhood Plan Appendix B https://drive.google.com/file/d/1DSCDv4wjdExQHThYd6tIABxI5nDUtcVR/view?usp=sharing
Previous Planning Efforts
Campello and Southern Main Streeting Visioning.
This document provides a review of existing conditions from previous studies, including market forces of the Campello neighborhood; summary of the public outreach process of both residents and business community; and recommendations for preferred development and land-use as identified by community members and stakeholders to encourage reinvestment in the Campello Neighborhood.
ULI Study 2013: Revitalisation of the Campello Neighborhood.
The Urban Land Institute’s Boston District Council conducted their Technical Assistance Panel (TAP) Brockton’s Campello neighborhood to identify some of the barriers and opportunities that residents, businesses and other stakeholders face in the area. The TAP process brings together the neighborhood’s stakeholders with land use and development professionals in order to identify actions to improve the neighborhood. The panel found that the Campello Station, proximity to Boston, South Street Historic District, Keith Park and existing restaurants and businesses were positive attributes of the Campello. The panel also identified the need to address or improve several aspects such as the lack of cohesive residential development, meeting the needs of an evolving population, financial constraints, vacancies, lack of soft sites and crime and safety. Based on the findings from the TAP process, ULI published a report with recommendations for the Campello neighborhood.