RFQ #2020-019 Comprehensive Master & Real Estate / Zoning Redevelopment Plan for the City of Middletown’s Riverfront

NOVEMBER 20, 2020

Contents

LETTER OF INTRODUCTION 3

TAB 1 TEAM CHARACTERISTICS & COMPOSITION 5

TAB 2 STAFF RESUMES 13

TAB 3 RELEVANT PROJECTS 25

TAB 4 INITIAL IMPRESSIONS 37

COOPER ROBERTSON 1 2 RFQ #2020-019 Comprehensive Master & Real Estate / Zoning Development Plan November 20, 2020

Ms. Donna L. Imme, CPPB Supervisor of Purchases City of Middletown 245 DeKoven Drive, Room 112 Middletown, CT 06457

RE: Qualifications for Comprehensive Master and Real Estate/Zoning Development Plan for the City of Middletown's Riverfront

Dear Ms. Imme,

Thank you for the opportunity to submit Cooper Robertson's qualifications for the Comprehensive Master & Real Estate/Zoning Development Plan. We have assembled a team with broad experience on similar projects and an extensive history of collaborating on challenging assignments in Connecticut and around the country. We have included New Haven-based firm, Langan Engineering, who will provide civil, transportation engineering and landscape architecture services. We have also included Karp Strategies, a planning advisory firm specialized in equitable economic development and stakeholder outreach.

Our team was particularly inspired by the Riverfront Planning Principles in the RFQ and see tremendous opportunities for the creation of a vibrant new district that will:

• Distinguish Middletown as a unique experience and destination • Build an inclusive community and support a thriving local economy • Increases connectivity to downtown through diverse transportation options • Establish new zoning that both attracts investment and guides smart growth

We share your aspirations to capitalize on your riverfront and create a more connected, prosperous, and inspiring future for Middletown. We look forward to the opportunity to meet with you and to discuss this very exciting project in more detail.

Sincerely,

Donald Clinton, AIA, MRAIC, LEED AP Mike Aziz, AIA, LEED AP Partner Partner, Director of Urban Design

Email: [email protected] [email protected] Tel: 917-514-4879 347-882-7729

123 William Street cooperrobertson.com NY 10038 212 247 1717 4 RFQ #2020-019 Comprehensive Master & Real Estate / Zoning Development Plan 1 TEAM CHARACTERISTICS & COMPOSITION

Cooper Robertson continually strives to provide the best service to clients and communities alike by pursuing excellence in design at both the urban and human scales.

Our Team

Cooper Robertson has assembled a team of local experts with decades of collective experience guiding successful redevelopments of waterfront communities across the country - including many Connecticut towns and cities, such as Stamford, Hartford, New Haven, and Groton. Each member of our streamlined three-firm team brings expertise in multiple areas to cover all aspects of the project scope, from master planning to engagement and implementation.

While each waterfront community we work with is unique, the challenges we face are often similar. How dense is too dense? Where will people park and how is traffic managed? Who 'owns' the shoreline, and how public should it be? How best to safeguard against flooding? How can zoning and financial incentives be structured to benefit the city, landowners and underrepresented community groups? And finally, an issue of great importance to Middletown - how to build consensus through the planning process?

The following pages illustrate our experience and expertise across each of these issues in more detail.

VISION

COOPER ROBERTSON

CITY OF MIDDLETOWN I M KARP P

L LANGAN STRATEGIES T E N M E E N M E T A G T A I G O N N E

COOPER ROBERTSON 7 Campbell's Soup Gateway District Master Plan in Camden, NJ Cooper Robertson Master Planning and Architecture

We are collaborative by nature, good listeners, gifted designers and skilled leaders of master planning projects—all of which will be essential to this assignment.

Cooper Robertson practices award-winning design in treating them with decency, paying them fairly, and master planning and architecture, with both disciplines nurturing their growth. People stay for the quality of the working together at a wide range of scales, and each work environment as much as for the work itself; many influencing the other in ways beneficial to its clients. of our competitors simply cannot make that claim, and we feel that’s a real differentiator. When our clients Since its founding in 1979, the firm’s name has become receive our work, it’s the product of our people, and synonymous with excellence in design in everything that’s what our business is all about. Everything we do from cities to gardens, beginning with the master is people first: clients, consultants and colleagues plan for , including the design of the alike. waterfront esplanade there. Over the past four decades Cooper Robertson has gone on to design over 40 Cooper Robertson is a Limited Liability Partnership and waterfront communities. is located in Lower . The firm has a staff of more than 30 architects and designers. A common thread in all of our work is the conviction that history, landscape, architecture, culture and We have received over a hundred design awards for the human condition must be taken as one to achieve our work and we are the first firm to receive national things of lasting value. American Institute of Architects Honor Awards in both architecture and urban design in the same year. Integrity and civility are the cornerstones of our firm. We recruit good, talented people and retain them by

8 RFQ #2020-019 Comprehensive Master & Real Estate / Zoning Development Plan Downtown Celebration in Celebration, Florida

MASTER PLANNING Over the years, we have developed and tested new methods for engagement--ranging from physical We help create human-scaled, people-centered, and models and map activities to interactive websites and accessible communities through an engaging and immersive media--that engender creative collaboration. equitable design process. We help design communities The current pandemic has led to us to develop new that are livable and walkable and create tools to reform alternative methods of consultation and digital zoning and street design to contribute to diverse and engagement and we believe that getting this right will vibrant neighborhoods. be key to the master plan process. We are committed to finding the most appropriate and effective solutions Our approach to master planning is based on five no matter how the present situation evolves over the simple rules. When followed, they bring out the best in coming months. a community, and when our work is done, we hope to leave it "the same, only better". ZONING SUPPORT

Rules of Master Planning: We believe in bridging the gap between design and • Learn from what exists implementation, developing master plans that provide a • Build on existing strengths design vision that inspires and sets communities on the • Extend and enhance the public realm path to achieve placemaking goals, but also provides • Make connections frameworks that can be efficiently regulated. To that • Make it familiar for those who will use it end, our team is deeply experienced in all phases of the regulatory approval and adoption process. We are often ENGAGEMENT asked to conduct peer reviews of zoning applications and have authored zoning regulations for districts as Given the diversity of land ownership in the study large, and potentially as diverse, as the Middletown area effective community engagement will critical to Riverfront District. this project. We envision an ongoing and meaningful conversation with a wide range of stakeholders throughout the planning and design process. Our philosophy of engagement is rooted in the fact that there is no one size-fits-all technique.

COOPER ROBERTSON 9 Langan Civil and Transportation Engineering, Landscape Architecture

Langan provides an integrated mix of engineering Our integrated services including site/civil engineering, and environmental consulting services in support geotechnical engineering, environmental engineering, of land development projects, corporate real estate traffic/transportation engineering, survey/mapping, portfolios, and the oil and gas industry. Our clients natural resources/permitting and sustainable design include developers, property owners, public agencies, often become a critical part of the master plan. It corporations, institutions, and energy companies is important that the “big” ideas created during the around the world. master planning process actually make sense. We provide the engineering support and work with the team Founded in 1970, Langan employs over 1,100 in the creative design process while considering and professionals in its Parsippany, NJ headquarters and addressing the engineering-related opportunities and among 27 regional offices. constraints to ensure a realistic end result.

MASTER PLANNING Whether it’s a large-scale new city or a small-scale campus, an understanding of the infrastructure needs, At Langan, we relentlessly pursue improvements in soil/groundwater conditions, traffic and transportation the quality of our work and strive to know our clients issues, environmental constraints and potential natural and their needs better than any other firm in our resource permitting requirements is necessary. We are a field. Langan merges many disciplines under the land development engineering firm and are constantly umbrella of comprehensive planning, engineering, and focused on these issues. Langan is ideally situated to environmental services. We offer clients a powerful, provide the engineering support for the master planning collaborative approach to the challenges of master process. planning.

10 RFQ #2020-019 Comprehensive Master & Real Estate / Zoning Development Plan In addition, we have always been a strong proponent of sustainable design. Our sustainable design practice is woven throughout all of our design disciplines and becomes evident in our master planning support work. Langan has provided environmentally sound solutions for more than 44 years and has the knowledge and expertise to assist in and enhance the master planning process.

TRANSPORTATION PLANNING

Access is critical to any facility and Langan possesses decades of experience in total transportation engineering and planning services. In fact, from hospitals to universities to shopping centers to stadiums, we have developed programs, designs, and creative solutions that enhance access and circulation for facilities and major transportation systems throughout the United States.

Langan’s transportation engineering and planning work includes highway and local street design, as well as the design of parking, transit, and non-motorized transportation facilities. For the planning and design of these types of facilities we have provided simulation modeling, master plans, traffic impact studies, operational analysis, signal design, traffic calming measures, signage and wayfinding studies, origin/destination surveys, travel demand modeling, corridor studies, urban transportation plans, transit station and route planning, terminal planning, bikeway planning, and permitting services through counties, municipalities, and the various transportation agencies.

SITE / CIVIL ENGINEERING

As an integral component of the design team, Langan works closely with the owner to develop conceptual site plans and realistic cost estimates. Our deadline-oriented professionals are available to our clients 24/7 to ensure timely approvals and permits to advance projects toward construction, occupancy, and ultimately revenue. Langan also supports projects with construction inspection and overall project management.

LANDSCAPE ARCHITECTURE

Langan Landscape Architects and Planners understand what makes places work. We shape effective design solutions that range from regional or city scale down to the most intimate courtyards and garden spaces. In every project we strive to identify and enhance the “sense of place,” which makes every site unique and memorable. This places us at the forefront of the rebirth of our cities and aging downtowns, guiding their revitalization as destinations where people live, work, shop and play.

COOPER ROBERTSON 11 Karp Strategies Economic Analysis and Public Outreach Consultants

Karp Strategies is a WBE-, SBE- and DBE-certified urban planning advisory and strategy consulting firm that partners with our clients to identify their unique needs and provide tailored solutions. We take analysis to action so that government agencies, private companies, and non-profit organizations can make better decisions and advance their projects. Karp Strategies’ advisement is informed by our deep, cross-sector experience throughout , the Mid-Atlantic, and New England, including at city and regional agencies.

ECONOMIC ANALYSIS

• Conducts thorough and thoughtful planning and economic analyses of neighborhoods that surround projects, including examining demographic, employment, business, and overall economic and market trends, and surfacing all trajectory options to inform client decision-making. • Keeps equity at the forefront in our methodology, advancing work that builds capacity within organizations, communities, and economies. • Develops short, medium, and long-term visions and solutions with and for clients to ensure that all hurdles, including regulatory ones, are successfully mapped out and overcome.. • Performs strategic planning and policy initiatives to help clients advance their thinking and actions. • Provides clients a valuable return on their investment, measured in numerous ways, including: surfacing critical information about a local market, securing stakeholder buy in, appealing to key demographic markets, and helping deliver projects on time and on budget.

STAKEHOLDER OUTREACH

Karp Strategies works with clients to create robust public engagement strategies to elevate ideas, opportunities, and challenges across projects. We begin these processes by determining the world of stakeholders, mapping their influence on the project, and creating a strategic plan that matches different techniques to different audiences. Engagement techniques range from public meetings and project websites to focus groups and creative building activities. Depending upon the client’s definition of success, these strategies inform audiences, solicit feedback, or achieve buy in. We also work with experienced facilitators to bring multilingual access to communities.

12 RFQ #2020-019 Comprehensive Master & Real Estate / Zoning Development Plan STAFF RESUMES

We’re relationship-driven and people-focused. We believe that all businesses — whether coff ee beans or baseball teams — are people businesses, and everything is built on that. For us, everything we do is people fi rst — clients, consultants and colleagues alike.

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COOPER ROBERTSON

Donald Clinton AIA, MRAIC, LEED AP Partner-in-Charge

Donald Clinton, AIA, MRAIC, LEED AP, has broad experience addressing urban design and architectural challenges at all scales. He joined Cooper Robertson in 1985, became a partner in the firm in 1995, and is a member of the firm’s management committee. His recent projects include Coral Gables Miracle Mile & Giralda Avenue Streetscape, The Park Las Vegas, the CHOP Schuylkill Avenue Campus Public Realm, Envision Courthouse Square in Arlington, Virginia, and Fountain Square in Cincinnati. Donald's expertise lies Education in adeptly understanding and navigating complex zoning codes University of Toronto and regulations for mixed-use developments. Bachelor of Architecture

Professional Registration Registered Architect - New York, Relevant Experience Connecticut, Massachusetts, New Jersey, North Carolina, Ohio, Harbor Point Greenville Town Center Pennsylvania, Virginia, Ontario, Stamford, Connecticut Master Plan NCARB Greenville, South Carolina Professional Affiliations New Town Center Vision Plan American Institute of Architects Connecticut Charleston Waterfront Master Plan Urban Land Institute Bay Meadows Master Plan Charleston, South Carolina Years with the Firm San Mateo, California 34 Yale Medical District Master Plan for the Master Plan Central Delaware New Haven, Connecticut , Pennsylvania Penn's Landing Master Plan Wassaic TenMile River Philadelphia, Pennsylvania Master Plan Wassaic, New York Master Plan Harbor Point Master Plan New York, New York Stamford, Connecticut West Side Yards Brooklyn Waterfront Mixed Use New York, New York Development Brooklyn, New York

COOPER ROBERTSON 15 COOPER ROBERTSON

Mike Aziz AIA, LEED AP Project Director, Partner

Mike Aziz, AIA, LEED AP is a partner and the Director of Urban Design. He will have the primary responsibility of managing this project for Cooper Robertson. Mike has directed large, long- range and interdisciplinary efforts for multiple developments and campuses, including Wassaic TenMile River Development, Riverton, and Penn's Landing in Philadelphia.

Mike joined Cooper Robertson in 2008, became the Director of Education Urban Design in 2018, and is a partner and member of the firm’s Savannah College of Art and Design management committee. He holds an appointed position on the Master of Architecture AIANY Planning and Urban Design Committee Leadership Group. Recognizing his role as an emerging leader in urban design, Mike University of Maryland, was selected as one of Building Design + Construction’s 40 Under College Park 40 for 2019. Bachelor of Science in Architecture

Professional Registration Relevant Experience Registered Architect - New York, New Jersey Riverton Master Plan Greenville Square Sayreville, New Jersey Redevelopment Master Plan LEED Accredited Professional Greenville, South Carolina Professional Affiliations Wassaic TenMile River American Institute of Architects Master Plan Brooklyn Waterfront Mixed Wassaic, New York Use Development AIANY Planning and Urban Design Brooklyn, New York Committee, Appointed Leadership New Town Center Vision Plan Group Member Connecticut Penn's Landing Master Plan Waterfront Alliance, Technical Philadelphia, Pennsylvania Advisory Committee Master Plan for the Central Delaware Charleston Waterfront Urban Land Institute Philadelphia, Pennsylvania Master Plan Society of College and University Charleston, South Carolina Planners Kingston Riverport NY BlueTech Committee Master Plan Union Pier Cruise Terminal Kingston, New York Charleston, South Carolina Municipal Arts Society

Congress for New Urbanism Newtown Creek Vision Plan Brooklyn/Queens, New York Years with the Firm 10

16 RFQ #2020-019 Comprehensive Master & Real Estate / Zoning Development Plan COOPER ROBERTSON

Lloyd Helen ARB Project Manager

Lloyd Helen a multi-faceted architect and urban designer with experience working in the United States and abroad on a wide range of project types in architecture, urban design, and planning.

Prior to joining Cooper Robertson, Lloyd worked at the NYC Department of City Planning (DCP), where he collaborated with city planners and DCP’s Urban Design Division on rezoning studies for the neighborhoods of East Harlem and Inwood in Upper Manhattan. Education Subsequent work at the software startup, Envelope, increased his University of Westminster, UK degree of expertise in NYC land use and zoning laws. PGDip Architectural Practice

University College of Dublin At Cooper Robertson, Lloyd applies his diverse skillset to some Masters of Architecture of the firm's most important urban design and master planning Bachelor of Architecture projects, including Penn's Landing in Philadelphia, Riverton in New Jersey, and TenMile River in New York. Lloyd is currently working Professional Registration with Mike and John on a Library and East Precinct Study for Registered Architect - United Longwood University in Farmville, Virginia. He will serve as Project Kingdom Manager and designer for this assignment. Professional Affiliations Architects Registration Board (ARB) Relevant Experience

Waterfront Edge Design Guidelines Riverton Waterfront Longwood University Library (WEDG) Certified Professional Master Plan and East Precinct Study Architectural League of New York, Sayreville, New Jersey Farmville, Virginia Member Penn's Landing Master Plan East Harlem Development Urban Design Forum, Fellow Philadelphia, Pennsylvania Plan, NYC DCP Years with the Firm New York, New York 2 New Town Center Vision Plan Connecticut Inwood NYC, NYC DCP New York, New York Wassaic TenMile River Master Plan QA and Illustrative Zoning Wassaic, New York Analysis, Envelope New York, New York Georgia State University Master Plan Atlanta, Georgia

COOPER ROBERTSON 17 LANGAN

Christopher Cardany PE, LEED AP Principal / Vice President Site/Civil Engineering, Geotechnical Engineering

Mr. Cardany has over twenty six years of experience in civil and geotechnical engineering projects throughout the northeast, including Connecticut, New York, Massachusetts and New Jersey. In addition to conducting many initial feasibility investigations, he has prepared numerous site development engineering plans and associated permit applications, stormwater management studies, construction documents, and geotechnical investigations. He has Education obtained field and office supervisory experience during the design Columbia University and construction of many projects. M.Sc., Civil Engineering

Lehigh University Relevant Experience B.Sc., Civil Engineering

Professional Registration Wesleyan University Public UConn On-Call: Traffic Professional Engineer (PE) - New Affairs Center & Parking Engineering, York, Connecticut, Massachusetts Middletown, CT Landscape Architecture, Surveying, and Utility LEED Accredited Professional Xavier High School Infrastructure Professional Affiliations Middletown, CT Storrs, CT Chi Epsilon (Civil Engineering Honor Society) Architecture, Long Wharf Planning CTDAS Camp Niantic Regional Construction, Engineering New Haven, CT Training Institute Niantic, CT ACE Mentor Program Blue Back Square Society of College & University West Hartford, CT Eversource Training Facility Planning Berlin, CT Saugatuck Transit Oriented Years with the Firm Development Cherry Street Lofts 24 Westport, CT Bridgeport, CT

The Boathouse at Canal Dock CREC Discovery Academy New Haven, CT Wethersfield, CT

Connecticut Department CTDAS Sherwood Island of Administrative Services Westport, CT (CTDAS) Civil/Survey/ Landscape Architecture Fairfield University Quad On-call Fairfield, CT

18 RFQ #2020-019 Comprehensive Master & Real Estate / Zoning Development Plan LANGAN

John Plante PE Managing Principal Site Development, Transportation, Traffic Engineering

Mr. Plante has over thirty four years of civil engineering consulting experience specializing in site development, permitting, transportation, traffic analysis and value engineering. He has been responsible for the engineering design and preparation of contract documents for a wide variety of projects. He has served as both project engineer and project manager for site development and transportation infrastructure projects for public and private Education clients. He specializes in urban, mixed-use development and the UMass Dartmouth complex engineering and regulatory challenges they present. B.Sc. Civil Engineering Project manager responsibilities have included the supervision of Professional Registration multi-disciplined teams of engineers in the execution of projects Professional Engineer - New York, from the due diligence/planning stage through approvals and Connecticut, Massachusetts, Rhode construction. He is the executive responsible for the management Island, Vermont, Maine, New of and operations of the firm’s New Haven, Connecticut office. John Hampshire was appointed to the Connecticut General Assembly’s Shoreline Preservation Task Force, which is tackling climate change’s Professional Affiliations impacts on the state’s residents, infrastructure and economy. He International Council of Shopping is also a member of the steering committee for the Urban Land Centers Institute (ULI) in Connecticut and the UConn Department of Civil & Environmental Engineering Advisory Board. Urban Land Institute – CT Steering Committee

American Society of Civil Engineers Relevant Experience Institute of Transportation Engineers Wesleyan University Public Saugatuck Transit Oriented Affairs Center Development Connecticut Building Congress – Middletown, CT Westport, CT IPC Committee

NAIOP Xavier High School The Boathouse at Canal Dock Middletown, CT New Haven, CT AIA – Associate Member

Years with the Firm Long Wharf Planning UConn Traffic & Parking 22 New Haven, CT Engineering On-call Storrs, CT Blue Back Square West Hartford, CT

COOPER ROBERTSON 19 LANGAN

Adnan Pasha PE Associate Traffic Engineering, Transportation Planning

Mr. Pasha is a traffic engineer and environmental planning consultant with experience throughout Connecticut and the New York Metropolitan area. He has extensive knowledge in the fields of transportation studies, traffic circulation studies, pedestrian assessments, transit studies, real estate development, finance, and project management. Mr. Pasha has directed complex transportation studies in support of major master planning, Education rezoning and development projects, and has assisted clients in Executive Program Rutgers obtaining regulatory agency approvals related to the National Business School Environmental Policy Act (NEPA), New York State Environmental M.B.A. Quality Review Act (SEQRA), and New York City Environmental Quality Review (CEQR). New Jersey Institute of Technology M.S., Transportation Engineering Mr. Pasha’s project management experience spans a wide range and Planning of market sectors, and he has worked with public, private, and NED Engineering University institutional clients. Mr. Pasha has also directed transportation B.E., Civil Engineering projects for numerous private sector clients, including major Professional Registration developers and Fortune 500 companies. Professional Engineer (PE) - Connecticut Relevant Experience Professional Affiliations Urban Land Institute – Co-Chair, NY Long Wharf Planning Transportation Master Plan, Infrastructure Council New Haven, CT Sunset Park Brooklyn, NY American Society of Civil Engineers Saugatuck Transit Oriented Institute of Transportation Development Traffic Circulation, 1501 Engineers Westport, CT Voorhies Avenue Voorhies Township, NJ Years with the Firm Bridgeport Amphitheater 6 Parking Study Traffic and Parking Services, Bridgeport, CT Sherman Plaza New York, NY Bedford Square Westport, CT Vehicular Traffic Study, Children’s Hospital of Philadelphia (Osler Circle) Philadelphia, PA

20 RFQ #2020-019 Comprehensive Master & Real Estate / Zoning Development Plan LANGAN

Michael Szura PLA, ASLA, LEED AP Principal / Vice President Landscape Architecture & Planning

Mr. Szura has over 32 years of experience in landscape architecture and planning and has orchestrated the design, management and construction of numerous complex projects in CT, NJ, NY, PA, DE, MD, CA, OH, UT, TX, NH, FL, VA, MA, WA, CO, the Middle East, Central America, Europe, and the Caribbean. He has handled all aspects of project development as the lead designer on numerous campus planning projects for major Education universities, corporations, institutions and schools. He is also University of Pennsylvania an expert on community planning and regeneration work, urban MFA, Landscape Architecture and sustainable design issues, and waterfront and Brownfield Rutgers University redevelopment projects. B.Sc. Business

Professional Registration Relevant Experience Professional Landscape Architect (PLA) - Connecticut, New Jersey, Blue Back Square University of Connecticut New York, Pennsylvania, Delaware, West Hartford, CT Landscape Architecture Massachusetts, Ohio, Kentucky, On-call New Hampshire Saugatuck Transit Oriented Storrs, CT LEED Accredited Professional Development Westport, CT University of New Haven Professional Affiliations New Haven, CT American Society of Landscape Canal Dock Park Architects New Haven, CT Letchworth Village National Association of Industrial Master Plan and Office Properties (NAIOP) The Boathouse at Canal Dock Haverstraw, NY New Haven, CT Project for Public Spaces Congress Bank Street Commons for New Urbanism Oxford Town Center White Plains, NY Eastern Region of APPA (ERAPPA) Oxford, CT Bank Street South Society of College and University Sachem Wood White Plains, NY Planners (SCUP) New Haven, CT Years with the Firm Bristol Waterfront 19 University of Connecticut Bristol, PA – Various Projects Storrs, CT

Caption caption COOPER ROBERTSON 21 LANGAN

Michael Hunton PLA ASLA Project Landscape Architect Landscape Architecture, Land Planning, Urban Design

Mr. Hunton leads our New England Landscape Architecture and Planning Studio, and has over fifteen years of experience in the industry. He has been instrumental in the design of various projects throughout CT, MA, NJ, NY, PA, TX and abroad. His experience includes urban residential design, senior living, streetscape design, rooftop garden and courtyard design, university campus planning, elementary and high schools, Education lifestyle retail centers, waterfront and shoreline resiliency Rutgers University projects, multi-use trails, cemetery, playgrounds, office parks, B.S. Landscape Architect industrial warehouse campuses, and brownfield redevelopment sites. He is involved in the details of site design including tree Professional Registration inventories, planting plans, lighting plans, site architecture Professional Landscape Architect - design, grading, and stormwater plans. Project scope ranges from Connecticut, Massachusetts, Rhode initial concept to public meeting presentations, to construction Island, Maine, New Hampshire, documentation, through the last built detail on the construction Vermont, New Jersey, Texas site. Professional Affiliations American Society of Landscape Architects - Connecticut Chapter Relevant Experience

Executive Committee Member Saugatuck TOD Master Plan La Rochelle Apartments New ACE Mentor Program – New Haven, Westport, CT Rochelle, NY CT The Boathouse at Canal Dock UConn Fine Arts Gateway Years with the Firm New Haven, CT Storrs, CT 15 Bedford Square UConn Innovative Westport, CT Partnership Building Storrs, CT 87 Union Mixed-Use Residential Development Wakefield Medical New Haven, CT Office Building Wakefield, MA Delamar Hotel and Artisan Restaurant Staten Island Mall Expansion West Hartford, CT Staten Island, NY

22 RFQ #2020-019 Comprehensive Master & Real Estate / Zoning Development Plan KARP STRATEGIES Rebecca Karp Lead, Economic Development

Rebecca Karp founded Karp Strategies following nearly a decade in urban planning, policy, operations, and management roles in the public and private sectors. She understands the complexity of uses and competing interests that exist when conducting analysis and engagement. Rebecca and Karp Strategies utilize a data driven, qualitative, and place-based approach to holistically evaluate and successfully tackle problems.

Education Rebecca brings firsthand experience advising, designing, and Massachusetts Institute of implementing market analyses and stakeholder engagement Technology processes of different scales for and within organizations. Recent Master in City Planning work includes leading a market and feasibility analysis for a 28-acre site in NYC’s growing Long Island City neighborhood. Bowdoin College Rebecca oversees the firm’s portfolio, and leverages her extensive Bachelor of Arts in Sociology experience of New York City and beyond to deliver outstanding Coro Leadership New York results for clients at all scales. LNY26, 2014-15

NYU Stern + NYC Department of Small Business Services Relevant Experience Strategic Steps for Growth, Streetwise MBA, 2017-18 City of Cambridge, MA - Real Long Island City Mixed-Use Estate Development Zoning District Study Professional Affiliations Analysis Queens, NY City & State 40 Under 40 (NYC 2018) Cambridge, MA Urban Design Forum, Fellow South Portland, Maine Leonia Economic Economic Development American Planning Association, Development & Real Estate Strategic Plan Member Advisory Services South Portland, ME CoroNet Public Policy Committee, Leonia, NJ Member

International Economic Development Council, Member

Regional Planning Association, New York State Committee

Staten Island Economic Development Corporation, Executive Women’s Council

Years with the Firm 5 COOPER ROBERTSON 23 KARP STRATEGIES Cali Kay Williams Project Principal, Economic Development

A visionary leader with over 15 years of experience, Cali is known for her inclusive approach to team building, problem solving, and outstanding project delivery. Her skills have aided her in making impactful changes in building long-term relationships and partnerships with community stakeholders, elected leaders, and government officials across the United States and Australia.

Cali joined Karp Strategies as a Principal after serving as Senior Education Vice President at the New York City Economic Development Massachusetts Institute of Corporation (EDC), where her portfolio included leading Mayoral Technology legacy projects resulting in thousands of new housing units, Master in City Planning hundreds of acres of new parks, and major investments in infrastructure. At Karp Strategies, Cali advises on several key Cornell University engagements including policy, facilitation, and strategy endeavors B.Sc. across the region. Coro Leadership New York Professional Affiliations American Planning Association (APA), Member Relevant Experience

Urban Land Institute, Member NYSERDA Offshore Wind Sunnyside Yard Feasibility Community Land Trust, Board Engagement Strategy Study & Master Plan Member New York Queens, NY

Columbia University, Lecturer Brooklyn Bridge-Montgomery Downtown Far Rockaway , Real Estate Coastal Resilience Rezoning & Affordable Housing Conference New York, NY Development New York, NY Massachusetts Institute of Technology, Lecturer

KNUST University in Ghana, Lecturer

Singapore Redevelopment Authority, Speaker

Years with the Firm 0.5

24 RFQ #2020-019 Comprehensive Master & Real Estate / Zoning Development Plan RELEVANT PROJECTS

Our conviction that history, landscape, architecture, culture and the human condition must be taken as one to achieve things of lasting value is why the fi rm has been able to make positive, enduring, elegant and timeless contributions to physical settings all over the United States and the world.

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Experience & Vision Alignment

Our team brings a depth of national and international experience designing award-winning communities.

We've aligned our most relevant projects with the solicitation's Riverfront District Planning Principles. It illustrates the depth of knowledge bring to bear on the project's highest planning priorities.

PLANNING PRINCIPLES MATRIX Vision Plan for a New Town Center, Center, Vision Plan for a New Town Connecticut Harbor Point, Stamford, CT NJ Riverton, Sayreville, Master Plan for the Central Philadelphia, PA Delaware, Blue Back Square, Hartford, CT West GrowthLong Wharf Responsible CT Plan, New Haven, Oriented Saugatuck Transit CT Development, Westport, Long Island City Mixed-Use NY Long Island City, District Study, Create a vibrant, mixed-use district

Build an inclusive community

Attract investment

Energize a healthy active living environment through connectivity Diversify transportation options

Encourage access for all

Engage the community

Promote environmental stewardship and community health Provide recreational activity

COOPER ROBERTSON 27 Client Harbor Point Lubert-Adler / Antares / World-Wide / LeftBank Stamford, Connecticut

Area Planned in 2006, this waterfront master plan's flexible 300 acres approach and developer-friendly controls helped the Completion project exceed all development expectations, despite 2006 being implemented in the midst of the last great recession. Services Provided

Master planning, zoning analysis A team of three developers and one major investor hired Cooper Reference Robertson to prepare a concept design for a new mixed-use John Freeman development on a 300-acre peninsula south of Downtown President, Harbor Point Stamford. The 80 disconnected acres of industrial property T: (203) 504-3200 is transformed through the introduction of street-level retail, E: [email protected] residential, and office uses. The open space system creates increased value along its perimeter and unites the surrounding Key Personnel neighborhoods. All the uses and key public open spaces Donald Clinton come together at the most important location on the site – the waterfront. The modulation of street walls and massing PROJECT RELEVANCE establishes a distinctive identity for the new development. • Waterfront site Ultimately, the plan presents special places that will provide • Mixed-use development rich urban experiences for residents, workers, and visitors. The • Community engagement development is a LEED-ND Gold Stage 2 certified project. The build- • Zoning analysis out of the plan is close to completion. • Economic analysis

28 RFQ #2020-019 Comprehensive Master & Real Estate / Zoning Development Plan Client Confidential Vision Plan for a New Area Town Center 34 acres total Connecticut Completion 2020 The Vision Plan envisions a new type of Connecticut mixed- Services Provided use community, one that complements, not overshadows its adjacent town center. Master planning, programming, zoning analysis This plan responds to the growing workforce of large local Reference companies and an understood desire of these employees to have Confidential shorter commutes and to live in a vibrant village setting.

Key Personnel The primary development site, located along a major route, Mike Aziz sits between the waterfront and a small town. The Vision Plan Donald Clinton proposes to transform this area into a dense, walkable, and Lloyd Helen vibrant transit-oriented village development. Detailed studies and recommendations include individual building footprints, massing PROJECT RELEVANCE concepts, zoning analysis, program yields, circulation / parking • Waterfront site strategies and public open space design. • Mixed-use development • Community engagement Programmatic concepts include commercial office buildings, an • Diverse transportation options extended stay hotel, signature public open space, and a robust retail • Zoning analysis presence along a busy roadway. Four to five story mixed use housing over retail buildings are proposed throughout the development while signature taller buildings mark entries to the site and take advantage of river views. COOPER ROBERTSON 29 Client Master Plan for the Delaware River Waterfront Corporation Central Delaware Size Philadelphia, Pennsylvania 6 miles

Completion The goal of the Plan is to transform this six-mile length 2011 of Philadelphia’s Central Delaware River waterfront into an authentic extension of the thriving city and vibrant Services Provided neighborhoods. Master planning

Reference The Master Plan for the Central Delaware is based on the Civic Thomas Corcoran Vision that was prepared through an extensive public engagement Former President, DRWC planning process. The Delaware River has historically been the T: (215) 717-2777 front door of the city, a center of activity, industry and commerce. E: [email protected] The master plan proposes region-serving amenities while also reconnecting the city’s residents and visitors with the waterfront. Key Personnel Donald Clinton The integration of the waterfront with the existing city is a Mike Aziz critical part of the urban design strategy, meaning that improvements to the streets connecting into the neighborhoods PROJECT RELEVANCE are essential to the success of the plan. The plan provides a • Waterfront practical implementation strategy for the phasing and funding of • Mixed-use development public enhancements to the waterfront, including locating parks, • Community engagement waterfront trails, and connections to existing neighborhoods • Diverse transportation options and proposed transit routes. • Economic analysis

30 RFQ #2020-019 Comprehensive Master & Real Estate / Zoning Development Plan Client Riverton North American Properties Sayreville, New Jersey Area 7.1 million sf / 418 acres Riverton is a $2.5 billion ground-up community along the Completion Raritan River, less than 20 miles away from Manhattan. Ongoing In what is considered the largest mixed-use project in New Jersey Services Provided history, Riverton is currently under construction and is poised to Master planning, Zoning approvals deliver a walkable and sustainable new community that combines Reference residential, retail, entertainment, marina, office and hotel in a Kevin Polston carefully curated street level experience, highly-programmed T: (404) 965-9065 gathering spaces and resort-inspired hospitality. E: [email protected] Working along side a multidisciplinary team of designers and Key Personnel construction experts and economic analysts, Cooper Robertson Mike Aziz led the master plan, designed the public shoreline and many of the Lloyd Helen early phase residential and amenity buildings, as well as providing zoning analysis and site plan approval support.

PROJECT RELEVANCE • Waterfront site • Mixed-use development • Economic analysis

COOPER ROBERTSON 31 Client LANGAN Blue Back Square Development

Size 1.2 million sf Blue Back Square Completion West Hartford, Connecticut 2016 Blue Back Square is an extension of the pedestrian heart of downtown West Hartford, Connecticut. This urban mixed-use Reference redevelopment is the centerpiece of two large city blocks, providing Mr. Stephen Chrusciel retail, office, residential and municipal space within the existing Street-Works Development, LLC Town Center. This 1.2 million SF project includes the regeneration of a T: (914) 949-6500 brownfield site, expansion of civic facilities and public open-space, Key Personnel a mix of large and small format retail shops, two municipal parking Chris Cardany garages, restaurants, professional and medical offices, a health John Plante club and residential condominiums and apartments. Michael Szura The new streetscape was designed with granite curbs, unit pavers,

concrete banding, decorative bollards and street lighting that will PROJECT RELEVANCE mesh with the character of the existing downtown. New street • Town Center design trees will be installed at mature sizes to give visitors the sense • Mixed-use development that this neighborhood has grown up over time with the rest of the • Attract investment community. • Environmental stewardship Langan provided full site/civil, landscape design, traffic consulting, environmental and geotechnical engineering services to facilitate the new development. Our scope included the layout of new roads, sidewalks, parking facilities, utilities, stormwater management systems and roadway improvements.

32 RFQ #2020-019 Comprehensive Master & Real Estate / Zoning Development Plan LANGAN

Long Wharf Responsible Growth Plan New Haven, Connecticut

The City of New Haven hired the design team to assist the City with the planning, design and strategic implementation of the New Long Wharf, a series of interrelated strategies to advance the responsible growth of this important business district.

The goal of the project is to support the social- and economic development of the Long Wharf District through strategic focus on coastal resiliency, progressive economic strategies and community development. To accomplish this goal, the design Client team provided the City with a strategic economic plan; a design City of New Haven for streetscape improvements; a design for improvements to Long Wharf Park; and a transportation plan highlighting Sargent Drive. Key Personnel

Chris Cardany, John Plante, Adnan Work included an assessment of existing site constraints, Pasha proposed trip generation, pedestrian and bicycle circulation, PROJECT RELEVANCE shuttle bus routing, design coordination for a new stormwater • Waterfront site linear park, and cost estimating for enabling infrastructure • Mixed-use development projects. • Economic analysis • Attract investment • Highway integration

Saugatuck Transit Oriented Development Westport, Connecticut

The Saugatuck neighborhood is one of the earliest areas settled in Westport and its first town center. Langan is playing a key supporting role providing multiple services to the town of Westport for this state grant funded Transit Oriented Development (TOD) project for the neighborhoods surrounding the Saugatuck station including traffic and transportation engineering. The grant calls for a transparent and extensive public process that included the development of a project website, internet surveys, stakeholder outreach and regular committee meetings along with a public workshop. Client Town of Westport The overarching goals of the study were to enhance the ‘sense Key Personnel of place’ in Saugatuck, reinforce gateways and connections to Chris Cardany, John Plante, Adnan the Saugatuck River and to set a new framework for sustainable, Pasha, Michael Szura, Michael future development around the station that will be sympathetic Hunton to the adjacent neighborhoods and will mesh with the existing community character. PROJECT RELEVANCE • Waterfront site Langan assisted with enhancement to the public realm including • Integrating with existing sidewalks and public open space, connections to the waterfront neighborhoods and enhanced pedestrian safety at major roadway intersections. • Public engagement

COOPER ROBERTSON 33 KARP STRATEGIES

Client Long Island City Mixed-Use District Study MAG Partners Long Island City, New York

Plaxall Long Island City (LIC) is a unique, waterfront neighborhood in Simon Baron Development Queens, New York. The area is home to a mix of residential, TF Cornerstone commercial, cultural, and industrial uses, important educational institutions, and a wealth of public housing—all of which is in close Key Personnel proximity to central business districts in Manhattan and population Rebecca Karp centers throughout Queens. In recent years, LIC has maintained its historically industrial character, while also seeing new housing and office uses emerge. PROJECT RELEVANCE • Real Estate Advisory Four developers are studying the potential and feasibility of • Economic Development a 28-acre waterfront space, on the site of Amazon’s formerly • Planning identified HQ2, as an opportunity for a mixed-use, job-intensive • Public Policy Analysis district that promotes inclusive economic development. The client team hired Karp Strategies to conduct a comprehensive analysis, including commercial and industrial profiles and market analyses, built environment assessments, national and international case studies, and research into local cultural, community, and jobs needs. Throughout this work, Karp Strategies kept top of mind how economic development strategies could support a diversity of jobs and uses in an equitable and sustainable way across office-intensive and industrial uses. Karp Strategies delivered a visually compelling final report that clearly communicates findings regarding the commercial, industrial, cultural, and workforce ecosystems in and around LIC. The report assesses the feasibility of mixed-use development on the site and provides recommendations for inclusive economic development that will help guide the client in their next steps.

34 RFQ #2020-019 Comprehensive Master & Real Estate / Zoning Development Plan KARP STRATEGIES

Client City of Cambridge Real Estate City of Cambridge Development Zoning Analysis Cambridge, Massachusetts Prime Contracting Partner Karl F. Seidman Consulting Services The City of Cambridge, Massachusetts (Cambridge) has Key Personnel experienced significant growth in recent years as the demand Rebecca Karp for innovation, lab, and office space has increased around some of the world’s leading academic institutions and companies. The pharmaceutical and biotechnology industries continue to seek PROJECT RELEVANCE space to expand operations. In accordance with the City Council’s • Real Estate Strategy new mandate, Cambridge now requires all rezoning petitions that • Zoning Analysis will increase the development potential of sites by more than 50,000 square feet undergo a financial analysis assessing the potential change in property value. They must also estimate the value of public benefits that would result from such proposals.

Together with Karl F. Seidman Consulting Services, Karp Strategies is working hand in hand with Cambridge as the city’s in-house, oncall zoning and development advisors. The joint consultant team is reviewing rezoning petitions for sites throughout the city, interviewing relevant stakeholders, and gathering the appropriate quantitative data to perform financial analyses to evaluate development costs and public benefits for the different zoning scenarios. The research and financial modeling will culminate in brief, compelling deliverables to guide the Cambridge Planning Board and City Council in their decision-making.

COOPER ROBERTSON 35 36 RFQ #2020-019 Comprehensive Master & Real Estate / Zoning Development Plan INITIAL IMPRESSIONS For us, good design starts with a thorough understanding of the existing context, and to be successful, the entire concept must relate to it, enhance it, and transform it in positive ways.

4

Harbor Point in Stamford, CT

Master Plan for the Central Delaware, Philadelphia, PA Plan Concepts

Our experience suggests that successful planning at the Central Delaware (bottom image pictured above), this stage in the Riverfront's redevelopment should which was defined by a Civic Vision not dissimilar to the focus on bridging between past studies and a future Middletown 2030 plan. This award-winning work has led vision, building consensus and identifying steps towards to millions of dollars in private investment and acres of implementation. The following are just a few examples new waterfront park space in Philadelphia. illustrating how we planned around these priorities in past assignments. PREPARING FOR ACTION

LEARNING FROM WHAT EXISTS We believe that despite the uncertainty brought on by the coronavirus, now is the time to establish a vision We firmly believe a good idea is a good idea regardless for the future of Middletown's riverfront. For that, we of where it originates. It does not have to emanate applaud you for going forward with this study. It reminds from us to make its way into the plan, and from what us of our design for Harbor Point in Stamford which we have uncovered, there are already many good ideas was planned at the height of the last recession. For for Middletown's Riverfront. Understanding that, we that project, we created a master plan that prioritized will begin with a thorough analysis of prior studies, investments in the public realm and focused on carefully evaluating which ideas were most successful maximum flexible in new zoning regulations. Following and should be carried forward. This, combined with our recommendations for pre-construction investments an extensive public engagement process, will bring in roadways, the waterfront, and a new public park together diverse stakeholders for candid and open (top image pictured above), the site was priming the discussions about the project's most critical issues. development for recovery. The result was a master plan We are deeply experienced in leading projects at this built out at a record pace, defying all expectations. stage of development, for example our Master Plan for COOPER ROBERTSON 39 Fulfilling Goals for Middletown In addition to the planning priorities, our team is deeply experienced with helping communities fulfill the four goals articulated in the Middletown 2030 plan. We believe each of these will be critical 'touchstones' of this planning process.

THRIVING VIBRANT

The work for the City of Cambridge by Karp Strategies We characterize vibrancy as a mix of uses, a diversity can offer many lessons for how to incentivize a of people coming together in the same place, and resilient economy. The analysis of future development an active and programmed public realm. At Blue trends, property tax rates, and priority investment Back Square, Langan created a new pedestrian and projects, as well as stakeholder input, led to actionable commercial heart for West Hartford, which suggests recommendations. Additionally, in their work in Long there are many parallels between with Middletown's Island City, Karp Strategies explored economic proposed riverfront redevelopment area. development strategies that could support a diversity of jobs, with research grounded in principles of equity, For Cooper Robertson's town center at Riverton, sustainability and growth — similar to what has been we artfully blended residential, hospitality, office, requested in Middletown. traditional main street retail, and regional commercial into a walkable urban grid with nearly 7 million square Community designs by Cooper Robertson over the feet of new development. past four decades have stood the test of time, with places like Celebration, Battery Park City, Baltimore's Ensuring vibrancy in a world that may still require Inner Harbor, Charleston and New Haven continuing to social distancing could also be a key consideration. In thrive to this day. This stems from our conviction that an effort to address an increased demand for flexible history, landscape, architecture, culture and the human open spaces, the Meatpacking District Management condition must be taken as one to achieve things of Association in downtown Manhattan hired Karp lasting value, and is why the firm has been able to make Strategies to provide community engagement strategy positive, enduring, elegant and timeless contributions and messaging for a Shared Streets Pilot program. to physical settings all over the United States and the Incorporating street closures, sidewalk re-designs, world. new seasonal programming, and innovative way- finding strategies, the Pilot intends to create a public realm which simultaneously provides safe distancing measures, accommodates the current needs of local businesses, and solves for long-standing district challenges.

40 RFQ #2020-019 Comprehensive Master & Real Estate / Zoning Development Plan CONNECTED SUSTAINABLE

Our Master Plan for the Central Delaware provided At Riverton, our master plan for 400 acres and two a practical funding and implementation strategy for miles of riverfront in Sayreville, New Jersey, we are public improvements, including parks, waterfront trails, pursuing Waterfront Edge Design Guidelines (WEDG) and connections to existing neighborhoods. Since the Certification (comparable to LEED, for the waterfront) to master plan was completed in 2013, public investment ensure the design meets stated performance goals for has catalyzed over a billion dollars in waterfront resilience, ecology, and community access. WEDG is a development. flexible and practical tool that could significantly aid the transformation of Middletown's riverfront. Langan's work on the Long Wharf Responsible Growth Plan focused on connecting this isolated district to the waterfront and greater New Haven. To accomplish this goal, the team provided the City with a strategic economic plan that identified design for streetscape improvements; a design for connecting to Long Wharf Park; and a transportation plan pedestrianized Sargent Drive.

COOPER ROBERTSON 41 42 RFQ #2020-019 Comprehensive Master & Real Estate / Zoning Development Plan

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