Environmental Justice Public Participation Plan R ! "O! P"%%%& & ' ' Part I: Proposed Applicant Information
1. APPLICANT INFORMATION Greater New Haven Water Pollution Control Authority 260 East Street New Haven CT 06511 203-466-5280 321 Tom Sgroi [email protected] ✔
2. WILL YOUR PERMIT APPLICATION INVOLVE: ✔ 3. FACILITY NAME AND LOCATION East Shore Water Pollution Abatement Facility & Pre-Treatment Sta. 345 East Shore Parkway (See Attached) New Haven CT 06512 052 950 400, 600, 800
Part II: Informal Public Meeting Requirements
A. Identify Time and Place of Informal Public Meeting date, time and place June 21, 2012 New Haven Sound School Regional Vocational Aquaculture Center, 60 South Water St., New Haven, CT 06519 6:30pm ! " # $ % & ' ( ) * ( ))) & B. Identify Communication Methods By Which to Publicize the Public Meeting New Haven Register and La Voz June 11, 2012 (NHR), June 8, 2012 (La Voz) +, - % ) . . / & 0 ( 123+$!$+"3$$ # 3 "3
Part II: Informal Public Meeting Requirements (continued)
✔ ✔ ✔ ✔
Part III: Measures to Facilitate Meaningful Public Participation *
A. Identification of Proposed Facility or Proposed Expansion of a Facility
( 4 % 5 4 % 6 B. Identification of Impacted Community & R
Part III: Measures to Facilitate Meaningful Public Participation (continued)
B. Identification of Impacted Community (continued) - 8 + % 5 C. Identification of Individuals/Groups to Seek and Notify
chief elected official of the applicable municipality: state representative of the applicable municipality: state senator of the applicable municipality: 5 ✔ ✔ 9 O# 4 ) -P . .. <="11/>="?!2"2 9 @ 6 R& 0 ( 123+$!$+"3$$ A
Part III: Measures to Facilitate Meaningful Public Participation (continued)
D. Proposed Outreach Efforts ✔ ✔ E. Identify Other Measures, if applicable: A sign will be placed at the plant. Posting will be in English and Spanish.
Provide copy of announcement for the Public Meeting for East Shore Management Team's monthly Neighborhood Meeting on June 12, 2012.
Attachment to Part I: Proposed Applicant Information
3. Facility Name and Location
Main Treatment Facility:
East Shore Water Pollution Abatement Facility 345 East Shore Parkway New Haven, CT 06512 Map – 052; Block – 950; Lots – 400, 600, and 800
Preliminary Treatment Facilities:
East Street Pumping Station Long Wharf Drive New Haven, CT Map – 080; Block – 530; Lot – 100
Boulevard Pumping Station 19 Sea Street New Haven, CT Map – 233; Block – 023; Lot – 202
Union Street Pumping Station Adjacent to 1 State Street, Under Elevated Roadway New Haven, CT Adjacent to Map – 225; Block 521; Lot 100
Attachment to Part III: Measures to Facilitate Meaningful Public Participation
Part A: Identification of Proposed Facility or Proposed Expansion of a Facility
1. Identify the potential environmental and health impacts of such facility or the expansion of such facility.
The proposed upgrades of facilities are to Maximize Flow to the Treatment Plant in accordance with US EPA Guidelines for CSO Communities. This upgrade is a key part of the 2001 and 2011 Update of the Greater New Haven Combined Sewer Overflow Long-Term Control Plan (LTCP) to reduce the discharge of combined sewer overflows and reduce the discharge of Nitrogen to New Haven Harbor and Long Island Sound. The project includes increased odor control equipment capacities, electrical facility upgrades and fine screening in order to reduce odors from migrating off site, improve reliability and water quality.
The Environmental Impacts are improved water quality in the West River, the Mill River, the Quinnipiac River, New Haven Harbor and ultimately Long Island Sound. The water quality improvements are measured by a reduction of combined sewer overflows for up to a 2 year design storm. In addition, the upgrades will reduce basement backups; reduce street flooding; and protect critical shoreline areas of greatest public use and environmental sensitivity.
The upgrade will improve overall treatment processes. The East Shore WPAF will maintain the existing 60 million gallons per day (MGD) peak dry weather capacity and increase wet weather treatment capacity from 100 MGD peak flow rate to 187 MGD peak. To increase the wet weather flow to the treatment plant, the Remote Preliminary Treatment Facilities at the East Street, Boulevard and Union Street Pump Stations will be upgraded with increased pumping capacities, screening removal and odor controls. Proposed Design capacities are as follows: East Street – 52 MGD; Boulevard – 38 MGD; Union Street – 58 MGD. The resulting capacity increases will reduce combined sewer overflows to public waterways by approximately 30 percent.
An executive summary of the proposed improvements and a site plan of the East Shore Water Pollution Control Facility are attached for reference.
Other environmental impacts:
New generators will be provided at the East Shore Water Pollution Control Facility. These generators will provide standby power in the event of utility power loss to the plant so that water treatment processes are uninterrupted. Two new chemicals will be stored at the East Shore Water Pollution Control Facility to assist with meeting wastewater treatment regulations. Methanol will be stored in above ground storage tanks to increase nitrogen removal. Ferric chloride will be used to enhance primary treatment for flows greater than 60 MGD. Treatment process upgrades will necessitate the expansion of odor control facilities to maintain the facilities low odor impact. Additional solids will be produced as part of the new treatment processes; however, no additional incineration capacity is required.
The Health Impacts include improved recreational water quality in the surrounding rivers, harbor and sound by increased nitrogen removal, reduction of combined sewer overflows, and enhanced primary treatment.
2. Identify permits and general permits needed for the project.
The Connecticut DEEP Permit Checklist (DEP-APP-001A) is included in the attachments and summarized here:
Permits for the Submittal to the Connecticut Department of Energy and Environmental Protection: CT DEEP Environmental Justice Plan CT DEEP Coastal Permission CT DEEP Air Permit CT DEEP Inland Wetlands CT DEEP National Pollution Discharge Elimination System (NPDES) Permit Update
Permits for Submittal to the City of New Haven Permits: City of New Haven City Plan Commission – Application for Development Permit Site Plan; Soil Erosion & Sediment Control; Coastal Site Plan Review & Waterfront Supplement; Inland Wetlands Review; City of New Haven Building Permit City of New Haven Demolition Permit
3. Identify efforts to mitigate the potential environmental and health impacts of such facility.
The primary objective of wastewater pumping and treatment facilities is to reduce the environmental and health impacts of the wastewater. The upgrades are being completed in order to meet environmental regulations. The goal is extremely important – to improve the water quality of the West River, the Mill River, the Quinnipiac River, New Haven Harbor and ultimately Long Island Sound. The resulting pumping and treatment capacity increases will reduce combined sewer overflows to public waterways by approximately 30 percent.
Mitigation of other environmental impacts:
New generators will be sound attenuated and fitted with Tier II emissions controls. Generator run times are limited to normal exercising to ensure proper function and emergency situations. Two new chemicals will be stored at the East Shore Water Pollution Control Facility to assist with meeting wastewater treatment regulations. Methanol will be stored in above ground storage tanks with associated secondary containment and fire suppression requirements to meet environmental regulations. Ferric chloride will be stored in above ground tanks with associated secondary containment to meet environmental regulations. Existing facilities have a chemical spill plan to outline response requirements. This plan has been in existence since chemicals were used at the plant and will be expanded to include any chemicals that will be used in the new processes. Existing odor control facilities will be upgraded to treat odors from existing treatment processes and expanded to mitigate the effect of odors from upgraded treatment processes. The upgraded facilities will maintain their low odor impact.
4. Identify any pollution control measures associated with the project.
This plant upgrade is a key part of the Greater New Haven Combined Sewer Overflow Long-Term Control Plan to reduce the discharge of combined sewer overflows. The goal is extremely important – to improve the water quality of the West River, the Mill River, the Quinnipiac River, New Haven Harbor and ultimately Long Island Sound. The benefits include eliminating dry weather overflows and wet weather overflows for an average annual rainfall, reducing basement backups and street flooding, and protecting critical shoreline areas of greatest public use and environmental sensitivity. It is anticipated that the improvements to the East Shore Water Pollution Control Facility will reduce overflows to public waterways by approximately 30 percent.
During construction all the required pollution and environmental control measures will be followed. This includes the erosion control plan, wetland permitting, flood/overflow control berms, and coordination with local fire officials.
As a result of the construction upgrades the plant will have increased pollution control. Including improved nutrient removal, and capacity for wet weather treatment to help reduce combined sewer overflows. See response to Part III.A.3 for ancillary pollution control measures for new facilities.
5. Describe the location of the facility with respect to residents and other community members, including vehicle traffic patterns, noise, hours of operation and proximity to sensitive receptors, which would cause concerns in the community
The full facility with secondary treatment has been in existence since 1975 and is located on New Haven Harbor, in the industrial area of New Haven Port Terminal. The access to and from the East Shore WPAF is through direct truck routes onto and off I-95 and US Route 1. The project will have a small increase in construction traffic, but will not have a permanent affect on traffic. The East Shore WPAF and the Port Area is in the neighborhood that the City of New Haven calls the “Annex”. The boundaries of this neighborhood are: “Upson Terrace and East Shore Park on the south (border with Morris Cove), the City of East Haven on the east, Warwick Street and East Ferry Street on the northeast (border with Fair Haven Heights), the Quinnipiac River on the northwest, and New Haven Harbor on the west.” This neighborhood, according to the 2000 census data, has 5,529 residents. The facility itself is bordered by the New Haven Harbor, the East Shore Park, an industrial facility, a condominium complex off of Woodward Ave, and the YMA Annex Club, which is defined as a meeting hall venue space. Connecticut Ave., a public road, runs through the plant.
Plant Location Details: The East Shore WPAF site covers approximately 26 acres and is located at 345 East Shore Parkway in New Haven, about 1 mile south of Interstate 95 and half a mile west from Fort Wooster Park. GNHWPCA owns the property.
The proximity to adjacent properties was considered when developing the site plan. The plant borders a park, industrial facilities, and a residential community. The facility nearest the residential community to the east of the plant is primary clarifier 4, see site plan.
Site Traffic Considerations Site traffic was an important consideration in developing the site planning. The main entrance to the plant will not be changed. Access to and from the site is predominantly via I-95 Exit 50 or 51 and US Route 1. Traffic is not directed through residential neighborhoods.
Other traffic considerations were to maintain the existing roadways and the current flow of traffic when possible. Septage trucks enter through the plant entrance and proceed south to the septage receiving station. Sludge trucks utilize the main plant entrance and proceed forward for unloading. Truck access for chemical deliveries was considered in order to minimize congestion. The original treatment plant access road to the east will be reinstated for emergency and local access, not to be used as the main entrance.
The adjoining properties at the north of the plant are used for industrial purposes, so they will not be affected by the truck traffic to this facility.
Part B: Identification of Impacted Community
1. Identify potentially impacted community
The directly impacted community is “The Annex” (please see detail above). The plant is located in an industrial neighborhood with the nearest residential buildings being a condominium complex east side of the treatment plant. Some of the other industries in the area include: Megellan Midstream Partners, and Gateway Terminal. Megellan Midstream Partners is a fuel distribution company, which has tanks that store fuel onsite, and Gateway Terminal is a marine terminal operator and transfer facility.
The broader impacted community is the City of New Haven. The plant treats the wastewater from the City and surrounding communities. For details on the community please see the demographics listed below.
Within the impacted communities there are an abundance of educational institutions, places of worship, and hospitals. In New Haven, there are 45 public schools and is home to the largest magnet school program in the state consisting of 20 different schools containing 7,325 students. New Haven is also home to a number of universities and colleges, including Yale University and Southern Connecticut State University. Within the impacted community, Religion has a great presence. There are upwards of 600 places of worship located in New Haven. Lastly, there are two major hospitals serving the impacted community, Yale New Haven Hospital and Hospital of Saint Raphael.
The impacts of the project will result in an improvement in the water quality of the West River, the Mill River, the Quinnipiac River, New Haven Harbor and ultimately Long Island Sound. In addition, the upgrades will reduce basement backups; reduce street flooding; and protect critical shoreline areas of greatest public use and environmental sensitivity. For details on neighbors please see attached abutters list.
2. Identify community’s demographics
Heritage Diversity of New Haven Residents: According to the 2000 data compiled by the US Census Bureau The City of New Haven has a fairly diverse population. Of the residents living in New Haven, 43.46% identified as White, 37.36% identified themselves as Black or African American, 21.39% identified as Hispanic (this included all backgrounds), 3.9% identified as Asian, less than 1% identified themselves as Pacific Islander, and less than 1% as Native Americans.
New Haven Residential Customers: Of the GNHWPCA’s 43,982 residential customers (as of March 2012), 20,261 are located in the City of New Haven. The City of New Haven’s tax records, the most current GIS records being from 2008, identify a total of 18,323 residential properties of which 9,009 are zoned as single family, 4,772 are zoned as two family and 2,867 are zoned three family. The remaining 1,785 parcels consist primarily of residentially zoned vacant lots, apartment complexes, fraternities, boarding houses, clergy houses, public housing and other miscellaneous designations. It is noted that such parcels, although zoned as residential, may not be included in the GNHWPCA’s classification of Residential Customer if the owner of the property is identified as a Public Authority or Commercial establishment customer base or is not a customer because the parcel is unoccupied.
Median Household Income: The Median Household Income (MHI) is defined as the median amount of total income dollars received per household during a calendar year in a given area.
In 2009 the average MHI for New Haven was estimated at $38,279. The MHI for the City of New Haven is significantly less than the 2009 State and National Averages of $67,034 and $50,221 respectively. The City of New Haven’s MHI was 43 percent below the State MHI and 24 percent below the National MHI.
New Haven Unemployment: The City of New Haven is experiencing unemployment rates and poverty rates significantly higher than both State and National averages. City of New Haven’s 2011 unemployment rate of 13.6 percent was 4.5 points higher than the State unemployment rate of 9.1 and 4.8 points higher than the National unemployment rate.
3. Identify community’s planned and existing types of development
The City of New Haven’s recent planning has focused efforts on historical preservation, coastal management, and community services. The Coastal Management Plan looks to create a usable and beautiful coastline, which includes preservation and upkeep of all the local parks. Please see attached Coastal Management Plan for details.
The Community Services the City is focusing on for long term are transportation (roadways, public transportation), downtown improvements, and stewardship.
The proposed upgrades would not affect any of the future plans and in fact should help the community achieve some of their goals specifically the Coastal Management, and growth.
Please see attached City Plan Summary for more detail.
Part III: Measures to Facilitate Meaningful Public Participation Attachment to Sections C, D and E
The following entities will receive a formal public meeting announcement as attached:
1. New Haven Register a. New Haven Register 40 Sargent Drive New Haven, CT 06511 2. Abutters: See attached list. 3. State Legislators: a. Senator Martin M Looney Legislative Office Building Room 3300 Hartford, CT 06101-1591 860-240-8600 b. Representative Robert W. Menga Legislative Office Building Room 2802 Hartford, CT 06106-1591 4. City Mayors a. Mayor John DeStefano, Jr 165 Church St New Haven, CT 06510 203-946-8200 b. Mayor Joseph Maturo Jr. 250 Main St. East Haven, CT 06512 c. Mayor Scott D. Jackson 2750 Dixwell Ave. Hamden, CT 06518 d. First Selectman Edward M. Sheehy 11 Meetinghouse Lane Woodbridge, CT 06525 5. Board of Aldermen a. 165 Church Street New Haven, CT 06510 6. Sound School a. Timothy Visal and Susan Weber 60 South Water Street New Haven, CT 06519 [email protected] 7. New Haven Environmental Justice Network a. [email protected] b. Parent Organization Contact Info P.O. Box 2022 10 Jefferson Street Hartford, CT 06145-2022
8. Directors of Health a. East Haven Michael Pascucilla, MP.H., CF-SP, R.S., Director of Health 14 Business Park Drive Branford, CT 06405 b. Hamden and Woodbridge Leslie A. Balch, MPH, MSH Ed, BS, RN, Director of Health Quinnipiac Valley Health District 1151 Hartford Turnpike North Haven, CT 06473 c. New Haven Mario Garcia, MD, MSc, MPH Director of Health 54 Meadow Street New Haven, CT 9. Neighborhood Groups a. East Shore Management Team Barbara Carroll 203-640-4825 [email protected] 10. Notice to be posted on GNHWPCA Website a. www.gnhwpca.com/ 11. A sign will be posted in the adjacent neighborhood near park entrance a. Draft sign attached
Public Meeting Announcement Letter
Greater New Haven Water Pollution Control Authority 260 East Street, New Haven, CT 06511 203.466.5280 p 203 772.2027 f www.gnhwpca.com
RECIPIENT ADDRESS INFO
Dear XXX,
As a local stakeholder you are being notified of the proposed upgrade to the Greater New Haven Water Pollution Control Authority’s (GNHWPA) East Shore Water Pollution Abatement Facilities at 345 East Shore Parkway, New Haven, CT. Equipment upgrades are also proposed for Pre-Treatment Pumping Facilities at the GNHWPCA’s East Street, Boulevard, and Union Street Pumping Stations. These upgrades are required by the Connecticut Department of Energy and Environmental Protection to meet environmental regulations regarding water quality.
The proposed upgrades of facilities are to Maximize Flow to the Treatment Plant in accordance with US EPA Guidelines for CSO Communities. This upgrade is a key part of the 2001 and 2011 Update of the Greater New Haven Combined Sewer Overflow Long-Term Control Plan (LTCP) to reduce the discharge of combined sewer overflows and reduce the discharge of Nitrogen to New Haven Harbor and Long Island Sound. The Environmental Impacts are improved water quality in the West River, the Mill River, the Quinnipiac River, New Haven Harbor and ultimately Long Island Sound. The water quality improvements are measured by a reduction of combined sewer overflows for up to a 2 year design storm. In addition, the upgrades will reduce basement backups; reduce street flooding; and protect critical shoreline areas of greatest public use and environmental sensitivity. It is anticipated that the improvements to the East Shore Water Pollution Abatement Facility will reduce overflows to public waterways by approximately 30 percent.
Implementation of the Greater New Haven Combined Sewer Overflow Long Term Control Plan will clearly dominate the Authority’s agenda for the foreseeable future. This is just one more way the Greater New Haven Water Pollution Control Authority is doing its part to provide you, our customers, with the best service possible. The changes we will make will help protect our environment and improve the quality of life for the region both now and in years to come.
This notification is a requirement of the Connecticut Department of Environmental Justice Program to inform the community and interested parties about the proposed project. The attached announcement details a public participation forum to be held on June 21, 2012.
Sincerely,
The Greater New Haven Water Pollution Control Authority
Greater New Haven Water Pollution Control Authority 260 East Street, New Haven, CT 06511 203.466.5280 p 203 772.2027 f www.gnhwpca.com
PUBLIC INFORMATIONAL MEETING ANNOUNCEMENT
Greater New Haven Water Pollution Control Authority
OPEN TO THE GENERAL PUBLIC
AN INFORMATIONAL MEETING REGARDING:
The upgrade of the East Shore Water Pollution Abatement Facility to meet Connecticut Department of Energy and Environmental Protection environmental regulations regarding water quality. This upgrade is a key part of the Greater New Haven Combined Sewer Overflow Long-Term Control Plan to reduce the discharge of combined sewer overflows. The goal is to improve the water quality of the West River, the Mill River, the Quinnipiac River, New Haven Harbor and ultimately Long Island Sound.
WILL BE HELD AT:
Sound School Regional Vocational Aquaculture Center, 60 South Water St, New Haven CT 06519
ON:
June 21st, 2012 at 6:30pm
PRIOR TO THE MEETING, INTERESTED PARTIES MAY RSVP ON WEEKDAYS, WITH RESPECT TO ATTENDANCE, TO:
GNHWPCA Administrative Office, 203.466.5280, ext. 321
THE AGENDA FOR THE INFORMATIONAL MEETING WILL BE: (1) GENERAL INTRODUCTION (2) COMBINED SEWER OVERFLOW LONG TERM CONTROL PLAN HISTORY (3) BENEFITS TO THE ENVIRONMENT AND RESIDENTS (4) LAYOUT OF THE FACILITY (5) SCHEDULE (6) QUESTIONS AND ANSWERS
Public Announcement and Sign PUBLIC INFORMATIONAL MEETING ANNOUNCEMENT
Greater New Haven Water Pollution Control Authority
OPEN TO THE GENERAL PUBLIC
AN INFORMATIONAL MEETING REGARDING:
The upgrade of the East Shore Water Pollution Abatement Facility to meet Connecticut Department of Energy and Environmental Protection environmental regulations regarding water quality. This upgrade is a key part of the Greater New Haven Combined Sewer Overflow Long- Term Control Plan to reduce the discharge of combined sewer overflows. The goal is to improve the water quality of the West River, the Mill River, the Quinnipiac River, New Haven Harbor and ultimately Long Island Sound.
WILL BE HELD AT:
Sound School Regional Vocational Aquaculture Center, 60 South Water St, New Haven CT 06519
ON:
June 21st, 2012 at 6:30pm
PRIOR TO THE MEETING, INTERESTED PARTIES MAY RSVP ON WEEKDAYS, WITH RESPECT TO ATTENDANCE, TO:
GNHWPCA Administrative Office, 203.466.5280, ext. 321
THE AGENDA FOR THE INFORMATIONAL MEETING WILL BE: (1) GENERAL INTRODUCTION (2) COMBINED SEWER OVERFLOW LONG TERM CONTROL PLAN HISTORY (3) BENEFITS TO THE ENVIRONMENT AND RESIDENTS (4) LAYOUT OF THE FACILITY (5) SCHEDULE (6) QUESTIONS AND ANSWERS
PUBLIC INFORMATIONAL MEETING ANNOUNCEMENT
Greater New Haven Water Pollution Control Authority
OPEN TO THE GENERAL PUBLIC
June 21st, 2012 at 6:30pm
AN INFORMATIONAL MEETING REGARDING:
The upgrade of the East Shore Water Pollution Abatement Facility to meet Connecticut Department of Energy and Environmental Protection environmental regulations regarding water quality. This upgrade is a key part of the Greater New Haven Combined Sewer Overflow Long-Term Control Plan to reduce the discharge of combined sewer overflows. The goal is to improve the water quality of the West River, the Mill River, the Quinnipiac River, New Haven Harbor and ultimately Long Island Sound.
Will be Held At: Sound School Regional Vocational Aquaculture Center, 60 South Water St, New Haven CT 06519
PRIOR TO THE MEETING, INTERESTED PARTIES MAY RSVP ON WEEKDAYS, WITH RESPECT TO ATTENDANCE, TO: GNHWPCA Administrative Office, 203.466.5680 ext. 321
Abutters List Part III - Abbuters List
ADDRESS MAP/BLOCK/LOT OWNER OF RECORD MAIL TO: CITY STATE ZIP
600 CONNECTICUT AVE. 052/ 0950/ 00200 PSEG POWER CONNECTICUT LLC 80 Park Plaza T-6b Newark NJ 07101 CITY OF NEW HAVEN (TITLE) * Westchester Motor 320 EAST SHORE PKWY. 063/ 0950/ 00106 (lessee) 320 East Shore Pkwy New Haven CT 06512 481 EAST SHORE PKWY. 063/ 0950/ 00500 MOTIVA ENTERPRISES LLC Property Tax Department Po Box 4369 Houston TX 77210 300 WOODWARD AVE. 050/ 0950/ 00100 CITY OF NEW HAVEN PARK DEPT 720 Edgewood Ave New Haven CT 06515 THE ANNEX YOUNG MENS ASSOCIATION INC.c/o 560 WOODWARD AVE. 053/ 0950/ 01900 Anthony Ruocco Po Box 157 East Haven CT 06512 WOODWARD MANOR OWNERS ASSOCIACTION INC. Stephen Fries 498-C Woodward Ave New Haven CT 06512 512 WOODWARD AV #1 053/ 0950/ 01101 SANTINO ANTHONY 42 Robin Hill Lane Hamden CT 06518 504 WOODWARD AV #2 053/ 0950/ 01102 DEAMTTEO JOSEPH S & ROSEMARIE 504 Woodward Av # B2 New Haven CT 06512 496 WOODWARD AV #3 053/ 0950/ 01103 NKONDE CHILESHE 496 Woodward Av #3 New Haven CT 06512 496 WOODWARD AV #4 053/ 0950/ 01104 PHILBRICK WILLIAM M 496 Woodward Av New Haven CT 06511 498 WOODWARD AV #5 053/ 0950/ 01105 ISKRA ANNA 498 Woodward Av New Haven CT 06511 498 WOODWARD AV #6 053/ 0950/ 01106 FRIES STEPHEN 498 -C Woodward Av #D-6 New Haven CT 06512 498 WOODWARD AV #7 053/ 0950/ 01107 D'EUGENIO MARIE & SANTINO JOSE 67 Townsend Ave New Haven CT 06512 500 WOODWARD AV #8 053/ 0950/ 01108 SIMPSON JENNIFER E 500A Woodward Ave # D8 New Haven CT 06511 500 WOODWARD AV #9 053/ 0950/ 01109 GALLAGIER JEFFREY M 10 Lancelot Dr North Haven CT 06473 502 WOODWARD AV #10 053/ 0950/ 01110 SPAHR PAUL P PO Box 8622 New Haven C T 06531 502 WOODWARD AV #11 053/ 0950/ 01111 JPMORGAN CHASE BANK NA 7255 Baymeadows Way Jacksonville FL 32256 506 WOODWARD AV #12 053/ 0950/ 01112 PENA CATHERINE M 506 Woodward Av #12 New Haven CT 06512 506 WOODWARD AV #13 053/ 0950/ 01113 MARTONE MARIA 17 Autumn Ct Northford CT 06472 508 WOODWARD AV #14 053/ 0950/ 01114 TORRES VANESSA & SANTIAGO JOSE 508 Woodward Ave New Haven CT 06511 508 WOODWARD AV #15 053/ 0950/ 01115 SZLEMP KATHERINE & REED JASON 508-B Woodward Ave New Haven CT 06512 514 WOODWARD AV #16 053/ 0950/ 01116 MAROTTOLI RICHARD A C/O JOE DEMATTEO 504 Woodward Av New Haven CT 06512 514 WOODWARD AV #17 053/ 0950/ 01117 ANTONOPOULOS ANDREA 514 Woodward Ave #17 New Haven CT 06512 516 WOODWARD AV #18 053/ 0950/ 01118 DEPINO ANGELA 516 Woodward Ave A-18 New Haven CT 06512 516 WOODWARD AV #19 053/ 0950/ 01119 DEFRANCESCO ALBERT, JR 516 Woodward Ave Unit E-19 New Haven CT 06512 SECRETARY OF HOUSING AND URBAN 518 WOODWARD AV #20 053/ 0950/ 01120 DEVELOPMENT 4400 Will Rogers Pkwy Ste 300 Oklahoma City OK 73108 518 WOODWARD AV #21 053/ 0950/ 01121 NICHOLAS LEAH 518 Woodward Ave F-21 New Haven CT 06512 510 WOODWARD AV #22 053/ 0950/ 01122 MEOLI MATTHEW 510 Woodward Ave #22 New Haven CT 06512 510 WOODWARD AV #23 053/ 0950/ 01123 RIBEIRO NINO 510 Woodward Ave Unit F-23 New Haven CT 06512 510 WOODWARD AV #24 053/ 0950/ 01124 LINARES ALVIN 510 Woodward Ave F-24 New Haven CT 06512
FACILITY SITE MASTER PLAN
FACILITY PLAN EXECUTIVE SUMMARY
SECTION 1 Executive Summary
This Facilities Plan report presents a plan to undertake a significant component of the Greater New Haven Water Pollution Control Authority’s Long-Term Control Plan (LTCP), maximizing conveyance to the East Shore WPAF, and a plan to reduce nitrogen discharge from the East Shore water pollution abatement facility (WPAF) to the New Haven Harbor, Long Island Sound. The LTCP is an ongoing effort to reduce combined sewer overflows (CSO) from the collection system during wet weather. For purposes of the LTCP a wet weather event is defined as a 2 year, 6 hour duration storm. A key element of the LTCP has always been to maximize treatment at the WPAF thereby reducing CSO. The Facilities Plan builds on implemented improvements to reduce CSO at the source. The implementation of improvements identified in the LTCP has resulted in reductions in CSO of approximately 25 percent between 1997 and 2007. The implementation of the strategy defined in the LTCP as “maximizing the conveyance for treatment” will further reduce CSO by approximately an additional 30 percent. Maximizing conveyance to the East Shore WPAF will result in a dry weather design flow of 40 million gallons per day and a dry weather peak flow of 60 million gallons per day (mgd). The wet weather flow will be 187 mgd (including the dry weather flow). To make economical use of the existing plant infrastructure, all 187 mgd of flow will receive enhanced preliminary and primary treatment. After primary treatment, the flow will be split, and dry weather flow will receive secondary treatment and UV disinfection before being discharged to the New Haven Harbor. A separate treatment train will provide wet weather disinfection and discharge to the New Haven Harbor. The existing outfall will be used for dry weather flow, and the existing beach gate will be used for wet weather flow. When the plant flow exceeds 60 mgd, a coagulant will be added to primary treatment, significantly enhancing solids capture of the entire plant flow. This process, combined with fine screening in preliminary treatment, will provide enhanced wet weather treatment. Enhanced primary treatment removes up to 95 percent of solids, and fine screening removes 100 percent of recognizable material, making discharge through the beach gate a viable solution. To accommodate the intermittent and large wet weather flows economically, a separate treatment train will be added solely for wet weather flow. One additional train is not sufficient for wet weather flows. All redundant equipment for the dry weather treatment must also be in service under these conditions. Nitrogen reduction is achieved in two phases. The first phase, and most significant reduction in nitrogen discharge, is achieved by adding a second anoxic zone within the existing secondary treatment process and adding supplemental carbon. The second phase is the addition of a fixed-film (integrated fixed-film activated sludge [IFAS]) media zone to the existing secondary treatment process. Fixed film media provide significant operational benefits in terms of process stability and the ability to further reduce nitrogen discharge by
WBG111109002430WDC 1-1 SECTION 1—EXECUTIVE SUMMARY
The nitrogen reduction cost represents the cost for the work at the East Shore WPAF to implement nitrogen reductions to meet the future anticipated permit conditions. Reduced nitrogen discharge to the Long Island Sound is anticipated to be a permit requirement in 2014, when the State of Connecticut implements a total maximum daily limit for the East Shore WPAF. Inability to meet this new permit condition would require the purchase of nitrogen offsets; alternatively, improved plant performance would result in the removal of additional nitrogen beyond the minimum permit requirement allowing the Greater New Haven Water Pollution Control Authority to sell nitrogen credits to others who were unable to meet their permitted nitrogen discharge limits. Nitrogen reductions are not specifically tied to the LTCP undertakings. However, there is a nitrogen component associated with the increasing wet weather flow being conveyed to the East Shore WPAF and hydraulic interdependencies between the existing nitrogen removal unit processes and the wet weather treatment processes. These hydraulic interdependencies must be modified in order to be able to accept the increased wet weather flow. This increase in nitrogen from wet weather flow must be accounted for in future permit requirements. The construction sequence is based on prioritizing treatment goals and stakeholders’ interests. The major stakeholder interests are to maintain the treatment plant in permit compliance during construction, meet future anticipated permit conditions, minimize the frequency and quantity of CSO, and comply with funding constraints. A two-phased approach to nitrogen reduction was selected in order to meet future anticipated permit conditions and facilitate a construction program that would allow the plant to maintain permit compliance during construction. To implement the second phase of nitrogen reduction, IFAS, a number of process changes and additions are necessary. In addition to hydraulic and treatment improvements, the wet weather bypass must be routed around secondary treatment prior to IFAS. Therefore, wet weather treatment must be completed prior to IFAS. Based on the treatment goals of nitrogen reduction and reduction in CSO, the order of implementation has been developed. Table E-3 summarizes the sequence of implementation for nitrogen reduction and wet weather improvements.
TABLE E-3 Order of Tasks Task Description
Task 1 Phase 1 - Nitrogen Reduction: The addition of a second anoxic zone in the existing secondary treatment process.
Task 2 Wet Weather Improvements at the East Shore WPAF and Major Pump Stations
Task 3 Phase 2 - Nitrogen Reduction: The addition of an IFAS zone in the existing secondary treatment process. Task 4 Sewer System Investigations and Modifications.
WBG111109002430WDC 1-3 SECTION 1—EXECUTIVE SUMMARY varying the amount of supplemental carbon added. The expected 2014 permit condition and the current and future nitrogen reduction performance are summarized in Table E-1.
TABLE E-1 Nitrogen Reductions Annual lbs Nitrogen Nitrogen Discharge (pounds) Anticipated 2014 Permit 572,320(1) Current Process Configuration 589,000 to 896,000(2) Addition of Second Anoxic Zone 561,000(3) Implement IFAS 503,000(4) (1) 12-month average WLA of 1,568 lb/day (2) Historic Performance Range: 2003 – 589,000 and 2007 - 896,000 (3) Optimize wintertime suspended growth nitrification and boost summertime denitrification performance to reduce annual nitrogen loads. (4) Decouple nitrification from suspended growth and allow year-round boost of denitrification performance.
The construction cost for these undertakings, in 2009 dollars, is presented in Table E-2 as a part of the overall Capital Improvements Plan (CIP). The LTCP component of the CIP has been divided into four categories: collection system, major pump stations, wet weather improvements, and nitrogen reduction. The collection system costs represent the costs identified in the LTCP, with the exception of the cost for the major pump station upgrades. The major pump stations, East Street, Boulevard and Union Street, all have existing collection system infrastructure capable of conveying increased flows during wet weather events. Additional conveyance from these pump stations to the East Shore WPAF will significantly reduce CSO. The major pump station line item in the CIP represents the costs to upgrade the East Street, Boulevard and Union Street pump stations. The wet weather improvements line item in the CIP represents the cost of East Shore WPAF facility improvements necessary to treat increased wet weather flow.
TABLE E-2 Capital Improvements Plan CIP Component Total Cost Comments
Construction
Collection System $278,436,000 Reference LTCP
Major Pump Stations $50,615,000
Wet Weather Improvements @ East Shore WPAF $117,365,000
Nitrogen Reduction $27,919,000
Construction Subtotal $474,335,000
Engineering - Design & Construction (15%) $71,150,000
Administration (5%) $23,717,000
Land Acquisition $10,000,000 Allowance
Total $579,202,000
1-2 WBG111109002430WDC
PERMIT CHECKLIST
NEW HAVEN COASTAL AREA PLANNING COASTAL AREA PLANNING
City of New Haven John DeStefano, Jr., Mayor Coastal Area Planning
OVERVIEW
Coastal area planning plays an important role in the city’s land use development. Historic and more contemporary land use patterns are shaped in relationship to the city’s waterfront and riverfront locations. Current conditions within the coastal zone suggest a number of opportunities to affect positive change. These opportunities directly relate to immediate concerns, including real estate development pressures, environmental issues, the presence of deteriorating waterfront property and planned transportation improvements.
This section examines the economic and environmental context within the Coastal Management District followed by a geographic framework for coastal planning.1 The approach is guided by the City Plan Commission’s Harbor Plan (2002), which emphasizes a balance of economic development, environmental sustainability and cultural enrichment along the waterfront.
Figure 7.1: Harbor Plan in concept
1 Since land use policy in and around New Haven Harbor is framed by the Connecticut Coastal Area Management Act and the New Haven Coastal Management District, land use statistics contained herein coincide with the district boundary.
VII.1 Coastal Area Planning
HISTORICAL SETTING
Figure 7.2: Canal Dock c. 1878.
Over time the city’s coastal area has served to accommodate competing land interests. The foremost historical land use is commercial shipping. To this day, the port terminals and related transportation uses have formed the state’s largest maritime transportation cluster.
Beginning in the colonial period and continuing through the early settlement era, agricultural products were exported from the harbor to points in the West Indies (triangular trade routes) and later to China and the Far East. During the mid-19th century, major improvements were made to the harbor infrastructure. These investments included channel dredging and construction of the three breakwaters (total length of approximately 11,400 feet).
During the post-bellum industrial period and continuing through World War II, the maritime trade was driven by imports of coal. Coal shipments were used both in local industry and in electric generation. At one time, the Connecticut Coke Company, located on the site of the present-day Harbor Station, provided 85% of the state’s industrial gas.
The intense industrialization of the harbor area included industries dependent on the water for the importation of raw materials and for the export of finished products. The former Bigelow Boiler complex on River
VII.2 Coastal Area Planning
Street in Fair Haven and the US Steel facility in the Annex are good examples of the harbor’s relationship to industrial development.
During the latter half of the 20th century, a more balanced harbor environment emerged. Today’s harbor area blends transportation and port- related uses; industrial development; recreation areas and open space; commercial offices and destinations for the public at large. The Belle Dock area best illustrates the mixed use environment at New Haven Harbor. Belle Dock is home to both the Maritime Center, a signature office complex, and to Williams Energy, a traditional petroleum-based port operator with a deepwater slip.
LAND USE
The Coastal Management District comprises approximately 3,700 acres and 5,300 parcels of land. Over 40% of all land in the district is exempt property, including large areas of protected open space and park land, as well as institutional and government facilities. Just under 700 acres (19%) of all district land is used for residential purposes. There are over 5,600 residential units, not including apartments and condominiums, within the district. Commercial and industrial uses, including the Port of New Haven, comprise the balance of coastal area lands.
Figure 7.3: Land use classifications within the Coastal Management District
Other 6%
Residential 22%
Open Space and Exempt 41% Commercial 12%
Industrial and Utility 18%
VII.3 Coastal Area Planning
Figure 7.4: Coastal Area Management Boundaries
VII.4 Coastal Area Planning
ENVIRONMENTAL CONTEXT
The coastal environment is broadly organized into three categories: air quality, water quality and land stewardship. Three rivers, the West River, the Mill River and the largest of the three, the Quinnipiac River, directly influence the coastal environment. They are also the recipients of stormwater runoff and point- and non-point pollution from land uses within the watershed. Of note, several wastewater treatment plants north of New Haven discharge into the Quinnipiac. Though all three rivers do not meet state water quality criteria or designated uses for their water quality classification, there have been improvements in water quality and concerted efforts to curb non-point source pollution.
Air Quality
Air quality within the coastal district is adversely affected by both point source emissions and by mobile sources, consisting mainly of the Interstate highways. New Haven is the only city in Connecticut in non-compliance for particulate matter. The Stiles Street air quality monitoring station registers particulate emissions well above state and national averages. Particulates contribute the high incidence of asthma in New Haven. Moreover, there is a cluster of mobile and point sources of hazardous air pollutants (air toxics) at the Port of New Haven.
Figure 7.5: Average Annual Particulate 2.5 Concentrations (g/m3) in Select Cities, 1999
20.0 18.0
16.0 Annual 14.0 Standard 12.0 10.0 17.9 8.0 12.9 6.0 12.0 11.2 4.0 2.0 0.0 New Haven Bridgeport Hartford Stamford
VII.5 Coastal Area Planning
Intermodal / rail improvements and implementation of advanced filter technologies can help to improve coastal water quality. Otherwise, significant improvement will not be realized until after new EPA mandates (including conversion to ultra low sulfur diesel) take effect later this decade.
Water Quality
Some of the rivers and estuaries within the city, as for the state as a whole, are subject to fish consumption advisories for some species of fish such as striped bass and bluefish. Connecticut DEP advisory postings limit fish consumption both in the city’s fresh and salt waters. Combined sewer overflows, coupled with non-point source pollution, are central issues. Currently, over half (54%) of all wastewater in a two-year storm event is untreated and discharged directly to the West River, Mill River, Quinnipiac River or New Haven Harbor. The city’s long-term Combined Sewer Overflow project seeks to eliminate all wet weather overflows up to and including a two-year event.
Conditions in Long Island Sound and New Haven Harbor are steady if not improving. Total nitrogen levels, which assess nutrient loading in receiving waters, have declined over the past ten years. At their East Shore Facility, the Water Pollution Control Authority uses advanced technology called biological nutrient removal (BNR) as part of a secondary treatment of wastewater. However, of all the sewage treatment plants which send to receiving waters emptying to New Haven Harbor, East Shore is the only one to use BNR technology.
Three river watershed associations (Quinnipiac, West and Mill) have been formed to protect and restore the rivers and their watersheds. These inter- town watershed associations work to educate businesses, government officials, citizens and school children about the importance of protecting these natural assets.2
In addition to helping reduce pollution, the watershed associations are important as forums for inter-town discussions about related issues such as recreational trails, many of which follow rivers. Watershed protection efforts also link natural areas, providing corridors for wildlife movement, even in densely built up areas.
2 Similar organizations, such as the Quinnipiac River Watershed Partnership, are also focused on the rivers and related issues.
VII.6 Coastal Area Planning
Stewardship of Property
Within the coastal district, the stewardship of property goes beyond code compliance, site design and maintenance. Rather, coastal district properties are subject to the Coastal Management District and the city’s coastal site plan review process. The purpose of the Coastal Management District is:
…to ensure that the development, preservation or use of the land and water resources of the coastal area proceeds in a manner consistent with the capability of the land and water resources to support development, preservation or use without disrupting either the natural environment or sound economic growth and to ensure public access along the city’s waterfront and the preservation of natural viewpoints and vistas…
Uses permitted within the district parallel those of the underlying zone, provided the coastal site plan review, if required, determines the potential adverse impacts of the use on coastal resources are acceptable under the law. Consistency with the New Haven Coastal Program and this comprehensive plan are considered as part of the site plan review process.
Coastal site plan review has played an integral role in preserving public access to the waterfront. Significant new development, including the Maritime Center, the Mill River Municipal Development Plan and the River Street Municipal Development Plan all preserve public access to the coastline. Similarly, the city’s parks and open space system has enhanced public access, particularly along Long Wharf.
Figure 7.6: Waste processing facilities and a vacant oil terminal on River Street.
VII.7 Coastal Area Planning
Certain land uses, including some water-dependent land uses, are marginal or not acceptable relative to the purposes of the coastal management district. Scrap facilities, waste processing and transfer locations, oil terminals and others have compromised the overall coastal program with incompatible on-site and in-water activities. Oil terminals are clearly water dependent land uses; however, the associated tank farms occupy a significant portion of space within the port area even though the storage tanks are not water dependent. A more efficient use of the port land occurs with use of the pipeline facilities, which move liquid product out of the port without land use or transportation impacts.
GEOGRAPHIC CONTEXT
Land within the coastal area generally can be divided in eight geographic settings: West River, City Point, Long Wharf, Canal / Belle Dock, Fair Haven, Quinnipiac Meadows, Port District and East Shore. Each has distinct land use characteristics and a balance of public and private space, as described more fully below.
West River
The West River runs along the westerly side of the city and is heavily impacted by land uses in New Haven and in West Haven. River viewsheds are limited to major intersections (Kimberly Avenue Bridge and at Orange Avenue). Active use of the riverfront for water-dependent purposes is constrained by water depth and by bridge clearance. Canoeing and fishing are among the more common in-water activities. Combined sewer overflows impact water quality.
Commercial and industrial land uses characterize the southerly section. A large metal and scrap processing facility, smaller retail and commercial uses are all located between Ella Grasso Boulevard (largely due to the proximity of Interstate 95) and the riverfront. While a blend of retail, commercial and light industrial land use is appropriate for this section of the Boulevard, the relationship to the riverfront can be improved substantially. The Bixon scrap yard, for example, is not water dependent and is not conducive to a riverfront location. In other areas, the city retains several coastal access easements, which coupled with land use controls, can produce a linear, attractive greenway along the riverfront.
VII.8 Coastal Area Planning
North of Orange Avenue, West River Memorial Park and Edgewood Park provide a more environmentally-sensitive setting for the West River. The 1999 West River Memorial Park Master Plan outlines areas for salt marsh restoration, improved soccer and other recreation fields, a circuit path, areas for wildlife refuges and other improvements. Of note, the salt marsh restoration and proposed tide gate operations will repair the ecological damage resulting from phragmites, an invasive species in the park which reduces the productivity of the flood plain. Improvements to the trail system will enhance use of existing facilities through to West Rock Ridge State Park.
As part of a planned replacement of the I-95 bridge over the West River, there are parallel opportunities to connect the Harborside Trail to City Point and to restore certain salt marshes near the Fire Training Academy.
Figure 7.7: West River Memorial Park Master Plan
VII.9 Coastal Area Planning
City Point
City Point, known as the section of the Hill neighborhood generally south of Interstate 95, is emerging as one of the city’s premier waterfront residential neighborhoods. The mix of land uses is conducive to its coastal environment. Commercial uses, including a marina, a waterfront restaurant and the Sound School, all relate to the harbor. Similarly, the new local historic district provides coverage against inappropriate architectural design.
Efforts within City Point should now concentrate on public access, traffic calming and neighborhood scale public improvements. Public access can be achieved both at Howard Avenue and at Bayview Park, depending on final design of Interstate 95 / Harbor Access. This design decision, coupled with the I-95 West River improvements, will have long-term impacts on the quality of life within the neighborhood.
Long Wharf
Long Wharf is the most visible of the city’s coastal areas. Along the east side of the highway, all of the land is publicly-controlled and/or dedicated open space. Here, the at-grade portion of Interstate 95 and Vietnam Veterans Memorial Long Wharf Park provides unparalleled views of the Harbor and the East Shore.
Likewise, Long Wharf is a sensitive environmental area at risk from coastal erosion and highway-related air pollution. Long Wharf Park is long (nearly ¾ of a mile) and narrow. An asphalt path that winds along the edge of the mudflats is used for walking and jogging. The park is used for occasional waterfront festivals and celebrations, but is generally underused for such a significant public space. Near term proposals include interpretative signage, landscaping, benches and picnic shelters.
For the park to function well over the longer term, however, the relationship with the highway must change substantially. The highway presents three main problems: 1. The right-of-way severs the city from a long stretch of public waterfront; 2. The highway and associated Long Wharf Drive limit the width of the park; and 3. Highway noise and associated air pollution impair passive recreation and cultural affairs at the park. Proposals to expand the highway present a once-in-a-generation opportunity to change this relationship. Through careful design, the size of the park can be expanded and noise / traffic issues can be addressed as part of the new highway system.
VII.10 Coastal Area Planning
Figure 7.8: Connecticut DOT alternative concept for Interstate 95 at Long Wharf – creating a new park extension to Sargent Drive.
Canal / Belle Dock
The proposed development of Canal Dock anchors this new relationship with the waterfront. Canal Dock is located at the terminus of Canal Dock Road and Long Wharf Drive, between the park and the Maritime Center. The location is ideal for water-related, people-oriented development. The city’s proposed Boathouse and festival spaces – on three acres of new platforms – will provide the space and facilities necessary for a more active waterfront environment. Moreover, Canal Dock provides opportunities for residents to see and experience the waterfront in a more spacious environment.
For Canal Dock to succeed, a critical mass of waterfront activity must be developed. Connections north and west to Sargent Drive will be adversely
VII.11 Coastal Area Planning
impacted by several years of highway construction. Moreover, the walking distance to downtown suggests a need for a full range of activities on the waterfront side of the highway. The critical mass approach starts at Belle Dock and continues to Long Wharf Park.
Much of the planning for this area hinges on completion of the Maritime Center a planned development district. Office Building One, Building Two and a parking garage have been completed. However, Building Three and the long-term reuse of the SBC/SNET facility provide opportunities for mixed use development and more intense commercial activity.
A public walkway, which extends to Canal Dock and to the Williams tank farm, highlights the synergy among these development sites. The Williams site is approximately 25-acres, located between Forbes Avenue and Long Wharf Drive. Given the need for a critical mass of waterfront related community uses, the Willams site is viewed as a redevelopment opportunity. From a planning perspective, the deepwater slip provides opportunities for waterborne passenger transportation and, potentially, compatible mixed use development.
Figure 7.9: Canal Dock site plan
VII.12 Coastal Area Planning
Fair Haven and Mill River
Several large manufacturers are located in the Mill River area. These include Simkins Industries, a paper recycler, and Ives Corporation, a hardware manufacturer. The area benefits from active freight rail and excellent highway connections.
The Fair Haven neighborhood is framed by the lower sections of the Mill River and the Quinnipiac River. The creation of linear open spaces is a hallmark of the city’s land use policy in Fair Haven. Quinnipiac River Park, which was formerly a scrap yard, supports a large, relatively new residential area at Front Street. Along River Street and John Murphy Drive, the Fair Haven waterfront remains a viable commercial / industrial district. As such, the Mill River and River Street Municipal Development Plans articulate light industrial strategies and new linear parks along the waterfront.
Of note, the River Street Municipal Development Plan includes a National Register Historic District. For properties to be acquired within the historic district, a mixed use approach is favored. The mixed use approach includes opportunities for commercial development as well as upper floor residential loft spaces. Residential use along the waterfront, in appropriate locations, will improve the trail system, providing a core base of users and property stewards.
Figure 7.10: Conceptual rendering of the River Street redevelopment by Rutgers University Associate Professor Anton Nelesson
VII.13 Coastal Area Planning
As the plan for River Street moves toward implementation, the Chapel Street / Grand Avenue area must be considered. This area includes English Station, the former Brewery Building and certain properties on Chapel Street. Although only the Brewery site is completely vacant, there is considerable underuse and incompatible use of property in this area. Moreover, public access to the waterfront is limited. Taken as a whole, these properties are architecturally significant and promising redevelopment opportunities.
The lower river area also is home the city’s aquaculture industry. New Haven is home to high quality and quantity oyster beds and is a central contributor to Connecticut’s premier status in the industry. The $62 million Connecticut oyster industry represents 94% of all production in the Northeast. Dockside facilities are located on the rivers, with bed locations mainly to the south of the bridge.
Quinnipiac Meadows
The Quinnipiac Meadows is an environmentally sensitive area that is heavily impacted by the Northeast Corridor and Interstate 91. Through the efforts of the Regional Growth Partnership’s Quinnipiac River Conservation and Development Corridor and other local citizen associations and partnerships, the Meadows area (in New Haven, Hamden and North Haven) is a focal point for ecological restoration and economic development.
On the west side of the highway, the rail yards are home to Amtrak garage facilities, storage and lay-down areas and, on the Hamden side of the border, a large petroleum tank farm. Low-intensity transportation and warehouse uses characterize the Middletown Avenue frontage parcels. As an Industrial H district, the area is well-suited to light industry rather than transportation. Improved design – particularly deeper setbacks – will help to create a light industrial park environment.
Although reduced in size, meadows and tidal marsh areas are regaining habitat. However, there is a limited amount of protected open space in the area. The risk of incompatible development continues to threaten the ecological balance and long-term restoration of the meadows.
VII.14 Coastal Area Planning
Port District
The Port of New Haven is located on the eastern side of the harbor, generally south of Ferry Street and north of East Shore Park. New Haven Harbor has a long association with waterborne freight transportation, first connected to the rail system in and around Canal Dock and currently connected to the interstate highway system in and around Stiles Street.
New Haven is among the largest ports in the Northeast, handling approximately 9,000 short tons annually. Approximately half of this freight is liquid petrochemical product. In recent years, port terminals have handled a wider diversity of product that is more broadly reflective of the global economy. Port terminals now handle large amounts of imported steel, aggregate products, lumber and manufactured goods. The shift has created intense demand for vacant land suitable for lay down and storage space. The proposed configuration of Interstate 95, the dominance of petroleum tanks and the proximity of residential areas all complicate an efficient land use strategy.
Figure 7.11: Land use at the Port of New Haven.
The New Haven Port Authority, totaling 366 acres, represents the core port district and the area most appropriate for port-related uses. The port district is proximate to the highway interchange and minimizes adverse
VII.15 Coastal Area Planning
impacts, to the extent practicable, on the surrounding residential neighborhoods.
Aside from the land use considerations, long-term planning should focus on creating a more environmentally-friendly port environment. Given the overwhelming dependence on truck movements in and out of the port, air quality is of particular concern. To address air quality issues, advanced emission reduction technologies and reduced dependency on trucks (in favor of rail and pipelines) should be aggressively pursued.
In addition to air quality, proposals to run the Harborside Trail through the port must be addressed. The most direct route is run the trail from East Shore Park along East Shore Parkway. East Shore Parkway is used for additional port lay down areas, necessitating a relocation of the trail. Options include a trail along Connecticut Avenue or, potentially, a trail at the eastern end of the district and to the rear of the WPCA and Cargill tank farm.
East Shore
The East Shore, including Morris Cove and Lighthouse Park, is among the city’s most desirable residential neighborhoods. East Shore is distinctive both for the quality of the housing stock and for its relationship with the waterfront. Three signature parks, numerous fishing piers, natural areas and scenic vistas are found in the East Shore.
The neighborhood’s identity is well defined by the sea wall at Morris Cove. The city is developing an erosion control plan to preserve this valuable asset.
New Haven’s largest public beach, its only carousel, the historic lighthouse are all located at Lighthouse Point Park. According to the Audubon Society, New Haven is home to one quarter of the state’s important bird areas, including Lighthouse Park. A number of improvements are scheduled for Lighthouse Park. The Parks Master Plan identifies $8.2 million in renovations and additions. The program is highlighted by restoration of the lighthouse, renovations to the carousel building and a new fresh water family aquatic facility. In completing these improvements, Lighthouse will be well-positioned as a regional attraction and New Haven destination.
VII.16 Coastal Area Planning
PLANNING CONSIDERATIONS
- The harbor area is enriched with a number of assets, including an extensive park system, a working port district and ecologically significant tidal marshes.
- These assets are compromised by adverse environmental impacts – including air and water pollution, the inappropriate use of coastal area land, as well as the spatial constraints largely derived from railroad and highway rights-of-way.
- Similarly, the harbor area is threatened by further encroachment of utility systems and highway expansion. Indeed, the Interstate 95 New Haven Crossing Corridor Improvement Program – and forthcoming proposals for Interstate 95 at Long Wharf – are the single greatest threat to a harmonious waterfront environment.
- To mitigate the range of adverse impacts associated with the highway, the city must be proactive with regard to environmental protection, contextual design, construction operations and land preservation.
- By properly addressing highway design and construction, the city will capture a once-in-a-generation opportunity to change the relationship between the city’s neighborhoods and its waterfront.
- The city’s approach to this opportunity should be based on a commitment to quality of life issues, balancing economic development, environmental protection and cultural enrichment.
- Moreover, the approach must account for the coastal area as a unique resource in need of a critical mass of sustainable activities.
- This critical mass includes not only the traditional pattern of commercial development, but also a commitment to mixed use environments and public access.
- Given the land constraints along the waterfront, redevelopment and long-term spatial planning strategies must be employed to achieve a critical mass.
VII.17 Coastal Area Planning
RECOMMENDATIONS
The comprehensive plan endorses economic development; a sustainable environment and cultural enrichment as the three guiding principles for coastal area planning.
From an economic development perspective, Long Wharf, the Belle Dock area, Fair Haven, Mill River and the Port of New Haven all are significant components of the local economy. To enhance economic development, the plan promotes job creation and business investment, with a focus on specific locations along the coast. In addition, the plan recognizes the importance of aquaculture and shellfishing as a strong element of this economic sector.
From a cultural perspective, the harbor area must continue to support festivals and events as well as day-to-day leisure activities. To that end, the plan promotes public access, recreation and open space. To meet these objectives, better connections across I-95 and improved facilities at Long Wharf are paramount.
From an environmental perspective, the City of New Haven and surrounding communities are increasingly active in environmental planning and in addressing adverse environmental impacts upon the harbor, Long Island Sound, the Quinnipiac, Mill and West Rivers and in the City’s coastal neighborhoods. The plan seeks to accelerate the pace of environmental change, being pro-active in sustaining the Harbor ecology, in restoring key tidal marsh areas, in continuing water quality improvements and in improving the quality of life for neighborhood residents. Likewise, the harbor environment merits high quality design.
Geographically, these principles are applied to the land use plan for coastal areas across the city:
- West River. Along the West River, implementation of the West River Memorial Park Master Plan remains a top priority. On the west side of Ella Grasso Boulevard, the emphasis should be on a more compatible mix of retail, commercial and light industrial uses. Scrap and metal processing and the outdoor market are both inappropriate uses near the river. The near-term approach is to continue acquisition of dedicated riverfront open space. Over the long-term, zoning and coastal program amendments should advance a more favorable land use pattern,
VII.18 Coastal Area Planning
minimizing impacts on the river and also seeking opportunities for job creation.
- City Point. At City Point, the emphasis is a neighborhood scale waterfront. This is accomplished by improving access at Howard Avenue and diligently protecting the neighborhood from industrial and transportation intensive land uses along Sea Street. Similar attention must be paid to traffic calming and pedestrian-friendly streets.
- Long Wharf. Planning for Long Wharf is focused on two central themes: land use and transportation. From a land use perspective, the city is faced with the first substantial turnover in land use since implementation of the Long Wharf Redevelopment Plan. The city’s approach must rely heavily on the redevelopment plan’s principles and insist on a high-quality design that stunts the marketing / advertising temptations of Interstate 95. Furthermore, the proposed IKEA home furnishings store may trigger a re-orientation of Long Wharf as a retail strip. Such a change threatens both the aesthetics and the commercial / industrial job environment at Long Wharf and is therefore discouraged.
Along the waterfront side, cultural and environmental enhancements to the Vietnam Veteran’s Long Wharf Park and development of the Harborside Trail, guide the planning process. This strategy includes mitigation of the adverse impacts resulting from Interstate 95. An ideal approach is suppression of the highway; however, suitable alternatives would include a spatially larger park, including measures to widen the park east and west and measures to curtail coastal soil erosion.
- Canal and Belle Dock. The Canal and Belle Dock areas provide the city with its best opportunity to create a community-focused environment at the harbor. The proposed strategy, collectively known as Harbor Access, is to create a critical mass of activity, including a substantial base of residential, commercial and maritime-related activity. Key parcels include Parcel H, Building Three of the Maritime Center, the SNET facility, SportsHaven and Williams Terminal. While all proposed new uses should relate to the water in either design or function, water-dependent emphasis is placed on development of an intermodal transportation connection / high speed ferry service via the deepwater slip at the Williams site.
- Fair Haven and Mill River. A linear park extending from Grand Avenue along the Quinnipiac River to James Street along the Mill River
VII.19 Coastal Area Planning
anchors the Fair Haven waterfront plan. Land use along the land side of the park varies by location. North of Ferry Street, efforts to reinforce and expand the residential community are encouraged. There is an opportunity to connect the greenway across Clinton Avenue as well. Between Ferry Street Criscuolo Park, the River Street Municipal Development Plan accurately reflects the city’s interest in historic preservation, mixed use and light industrial redevelopment. North of Criscuolo Park, several key sites must be addressed. To address these opportunities, the Commission recommends a redevelopment strategic plan to address increased economic activity, historic preservation and public access to the river.
- Quinnipiac Meadows. Long-term planning for this area follows the lead of the Quinnipiac River Conservation and Development Corridor. The QRCDC recognizes the Meadows as an environmentally-sensitive section of the industrially-zoned waterfront. North and west of Interstate 91 (south of the landfill), industrial zoning is appropriate; however, the focus should be on job-creating uses, limitations on automotive-related uses and vastly improved site design. Any development north of the landfill and/or behind the Route 80 commercial area should be outside of the tidal wetlands. These environmentally sensitive locations are appropriate solely as protected open space.
- Port District. The plan calls for enhancements to the Port of New Haven in support of its important role in the regional transportation system. Within the port district – as designated by original boundary of the New Haven Port Authority – several improvements should be completed. First, reestablishment of the Waterfront Street Railroad will improve intermodal connectivity. Second, acquisition of vacant property and stewardship by the Port Authority will advance a more efficient use of land within the district. Third, care should be taken to improve port aesthetics, largely through tree plantings and landscaping in areas outside of berths and parking lots. The Harborside Trail must be accommodated, even in the port area.
- East Shore. The East Shore neighborhood is remarkably stable and well-connected to the waterfront. Consequently, the plan calls for exceptional stewardship of waterside resources, zoning to prevent incompatible new development and code enforcement to ensure the long-term viability of the neighborhood. At Lighthouse Point Park, the capital improvement plan is a priority. In completing these improvements, Lighthouse is better positioned as a signature park.
VII.20
NEW HAVEN PLAN OF DEVELOPMENT PLAN SUMMARY
City of New Haven John DeStefano, Jr., Mayor COMPREHENSIVE PLAN OF DEVELOPMENT
NEW HAVEN, CONNECTICUT
PLAN SUMMARY
The Comprehensive Plan of Development is the guiding land use policy of the City of New Haven. The plan is prepared and approved as New Haven’s Comprehensive Plan, in accordance with the CGS, Section 295-302, An Act Creating a City Plan Commission in the City of New Haven. In addition, the plan is prepared in a manner consistent with Connecticut General Statutes (CGS) Section 8.23.
Dating back to the original Nine Square Plan, New Haven has a long and rich history of urban planning. In preparing this document, the City Plan Commission reviewed the prior plans and prepared new documents, including the New Haven Green Map and the New Haven Data Book. The Commission appreciates the contributions of citizens, management teams and community organizations both at plan-related community meetings and in other forums. The city’s well-developed tradition of community outreach likewise includes 30 representative aldermen, who routinely contribute to the dialogue on land use matters.
The plan’s primary focus is physical development and environmental protection, seeking to identify the most desirable and sustainable use of land in a fully- developed urban landscape. Because development in New Haven often involves previously developed sites, special attention is given to fitting new development into its urban context in a way that emphasizes the city’s natural strengths.
The plan also serves to guide the related city policies concerning housing and neighborhood preservation, economic development and transportation policy. Special emphasis is placed on the city’s waterfront and downtown areas, both of which are unique destinations with a regional appeal.
The Commission’s recommendations are organized in three directives: Quality Standard, Regional Standing and Sense of Place. These directives are intended to be the guiding principles upon which to rest both major developments and incremental changes. PLAN OF THE ELM CITY COMMISSION DIRECTIVES
Quality Standard. The plan advances the highest qualities of urban development. New Haven is a signature American community, one with enviable residential neighborhoods, historic places, diverse coastal resources and a scenic landscape. These natural and built environments are central to the quality of life and a basis for sustainable living and economic development. The Commission’s directive is to elevate the quality of development in New Haven and to achieve a high standard of design, stewardship and environmental protection.
Urban Design. The physical landscape is rich with historic places and traditional urban development patterns. The Commission recognizes the inherent value of this pattern as an asset to be protected and enhanced. However, these contextual patterns are threatened by suburban style residential and commercial development, increased automobile ownership / traffic, and a lack of investment or maintenance in the existing building stock. Therefore, the plan recommends a higher review standard, incorporating aesthetic, preservation and design considerations, as part of the development review process.
Enhancements to Neighborhood Commercial Districts
II.2 Stewardship. The plan notes a mix of high and low levels of property stewardship, emphasizing that property conditions must be elevated. To do so, the Commission recommends systematic code enforcement and nuisance abatement programs as well as amendments to strengthen these codes. More aggressive efforts to steward historic buildings and places and also to target illegal dumping, physical deterioration and landscape degradation are encouraged.
Environment. The third quality element is the Commission’s focus on the environment. Given the city’s myriad of urban-related initiatives (eg. affordable housing, economic development, reinvestment, etc.), environmental protection is often at the fringe of the discussion. The plan recommends that environmental considerations play a more central role in the physical development process, recognizing the importance of environmental quality in enhancing the overall quality of life and economic vitality of the city. Recommendations are intended to improve air and water quality and to reclaim lands for open space and tidal wetland protection. These recommendations further strive to reduce the city’s dependence on fossil fuels, improve public health, protect Long Island Sound and its contributing waters and conserve sensitive landscapes.
Natural Resource and Open Space Protection
II.3 Regional Standing. In keeping with long-standing policy and development patterns, the plan emphasizes New Haven’s position at the economic, cultural and physical center of south central Connecticut. This regional standing is emphasized in the city’s economic and transportation policies, which are largely inclusive and regional in nature.
Economy. The city’s economic base is expanding and diversifying in new, innovative directions. However, the lack of available land will impair economic development and relegate the city to be an incubator rather than a long-term home for maturing industries. The plan recommends intense efforts to prepare commercial / industrial sites and to elevate the standards for development.
At a smaller scale, the plan recommends focus and enhancement of the city’s neighborhood commercial districts. These districts are unique assets, which must be protected from incompatible suburban-style development.
Harbor Access
II.4 Transportation. A range of modal choices – auto, pedestrian, bicycle, rail and bus – greatly enhance resident and commuter mobility. While the city must attend to each mode, the plan recommends, as its first priority, the implementation of a greenway system of non-motorized trails. The system will help to ease congestion and raise environmental awareness in the city. The plan further recommends street enhancements for cyclists, urban boulevards, enhanced public transportation, intermodal freight connections and a new Exit 59A off the Wilbur Cross Parkway. Transit oriented development strategies are proposed, thereby building a larger walk-to-work population and residential options near commuter rail and along bus routes.
Sense of Place. New Haveners deeply respect the city’s unique qualities. This sense of place is a central focus of the Commission’s recommendations for the waterfront, Downtown and residential neighborhoods. Physical development proposals must likewise respect and enhance the city’s identity.
Neighborhoods. The city’s neighborhoods have unique qualities that contribute to an agreeable urban living environment. Around the country, developers and government officials seek to replicate the organic land use pattern that exists today in New Haven. The plan recognizes the need to steward and enhance this asset, reaffirming the city’s commitment to homeownership, mixed income neighborhoods, an aesthetically pleasing environment and neighborhood cultural identity. To do so, there must be a renewed focus on zoning and code enforcement, as well as a regional approach to government-assisted and supportive housing. Dramatically changed neighborhood forms are proposed and/or encouraged at West Rock, Quinnipiac Terrace, Belle Dock and Church Street South.
Guidance for Neighborhood Revitalization
II.5 Waterfront. The plan endorses a balanced approach to waterfront development, guided by public access, economic development, cultural enrichment and environmental protection. In keeping with the Harbor Plan and the Coastal Area Program (1983, as amended), the plan recommends enhancements to the Port of New Haven as well as new coastal resource acquisitions and greenway developments. The plan strongly urges the development of a critical mass of commercial, residential and cultural activities from Belle Dock to an expanded Vietnam Veterans Memorial Long Wharf Park.
Downtown. Downtown is a central business district, a center for learning and the arts, a central public space and a residential neighborhood. The plan recognizes that the success of Downtown is largely derived from its wide variety of land uses. Its simple, rational street grid and four centuries of historic buildings are a solid foundation for the neighborhood. To meet emerging residential and institutional demands, the plan seeks to promote ownership opportunities in new sub-neighborhoods, appropriate infill retail, the Gateway Plan and appropriate supporting infrastructure.
Opportunities for Mixed Use Infill Development
II.6 CHAPTER RECOMMENDATIONS
HOUSING AND NEIGHBORHOOD PLANNING
New Haven is a mature city with a development pattern that has evolved over four centuries. While the central core is well-framed by a grid of nine squares, the balance of the city is an organic collection of, among other features, residential neighborhoods, commercial districts, open spaces, institutions and industrial districts. These qualities are often noted for their diversity and livability, thereby creating a unique and celebrated “sense of place”.
In general terms, the city’s housing and land use patterns are more dense and more integrated than other municipalities in Connecticut. In addition, mixed-use districts, either by design or by heritage, continue to be among the city’s more prominent land use features. With this in mind, the plan’s recommendations for housing and neighborhood development are organized around the following themes: Homeownership, Environment, Identity, Enforcement and Balance.
Homeownership. Homeownership is a bellweather of neighborhood stability and the foundation for community development. As such, the revitalization of certain neighborhoods and the preservation of others hinges on a healthy number of owner occupants.
- Encourage the construction of single- and two-unit housing in manner consistent with the prevailing neighborhood character.
- Allow new construction of multi-unit developments only in appropriate locations and / or with a companion homeownership plan.
- Encourage the conversion of vacant and / or deteriorated multi-unit structures to appropriate densities for the surrounding area.
- Encourage public and private employers to participate in government homeownership programs.
- Encourage the rehabilitation of the city’s existing housing stock and, where this is not feasible, new construction on buildable lots in a manner consistent with the prevailing character.
II.7 Environment. New Haven’s urban environment is a national model. The city’s neighborhoods are aesthetically-pleasing and pedestrian-friendly. Decisions that affect the urban environment, be they related to land use development, traffic circulation, street trees, etc. must be reviewed in light of their surroundings. As part of the review process, the city and private developers must consider aesthetics, preservation, the relationship new development to existing development patterns and the impact of new development on the overall quality of life.
- Revise relevant sections of the Zoning Ordinance to prevent the inappropriate conversion of residential-class properties to higher densities and to restrict the inappropriate development of high density, multi-unit buildings where such development is not in keeping with the prevailing neighborhood character.
- Reinforce the urban environment and sense of place through site plan and design review of private development and through contingencies on public funding.
- Reinforce the urban environment through historic preservation, design standards and / or the establishment of new local historic districts. Assist the preservation movement – particularly in low income areas – with technical and financial assistance.
- Use redevelopment and other tools to address nuisance and deterioration issues, including uses that are deleterious to the neighborhood in general.
- Consider the impact of new development on the existing urban fabric, relative to traffic, noise, public convenience, public safety, aesthetics, site design and layout, etc.
- Encourage and support the redevelopment of government-assisted housing in a manner that enhances the urban environment through contextual urban design, appropriate density and integration with the surrounding area.
- Promote the urban environment through energy efficient design, green spaces, community gardens, street trees and other pervious landscape treatments.
II.8 - Facilitate connections between transportation and employment centers. Encourage “walk to work” and transit-oriented developments as a way to enhance the urban environment and to reduce vehicle miles traveled. Encourage pedestrian access and amenities to everyday errands by creating walkable, pedestrian-scale built environments.
Identity. As a city of neighborhoods, each residential area has distinct qualities that form a foundation for redevelopment. In particular, the school construction program provides an unparalleled opportunity to link neighborhood revitalization with the public school system.
- Promote the revitalization of residential areas and neighborhood commercial districts in and around facilities included in the school construction program, including Lincoln Bassett School (Newhallville), Jackie Robinson School (West Newhallville), Fair Haven K-8 School (lower Fair Haven), Truman School (Hill) and Barnard School (West River).
- Promote the revitalization of residential areas clustered around significant public spaces, including Trowbridge Square (potential local district) and Chatham Square, and job centers, including Science Park, SCSU and River Street.
- Encourage the development of dramatically new neighborhood forms as part of revitalization programs at select locations, including West Rock, Quinnipiac Terrace, Belle Dock and Church Street South.
- Enhance the waterfront residential communities in Hill / City Point, Fair Haven and elsewhere by encouraging compatible development and land uses with minimal adverse impacts on the surrounding area. Waterfront development should relate to the water, be compatible with the city’s coastal program and be designed in a manner consistent with the fabric of the surrounding area. In Fair Haven, the Quinnipiac River National Historic District is an appropriate geography for more intensive neighborhood planning, including consideration of zone changes consistent with the aformentioned land use objectives, neighborhood-scale traffic planning and potential expansion of the local historic district.
- As a city of neighborhoods, each residential area has distinct qualities that form a foundation for redevelopment. In many instances, the city’s status as a Certified Local Government is a beneficial technique to advance a revitalization effort. Likewise, the school construction program provides an unparalleled opportunity to link neighborhood revitalization with the public school system.
II.9 Enforcement. The City of New Haven must continue to be an active player in furthering redevelopment by continuing an aggressive code-based effort to eliminate deteriorating uses and abandoned sites.
- Encourage the revitalization of distressed, privately owned property through enforcement of existing regulations for interior and exterior maintenance and through the creation of clear consequences for delinquent private owners, moving aggressively to Housing Court and other necessary actions while protecting the rights and needs of non-owner occupants.
- Encourage the stabilization and revitalization of publicly-owned property through a timely disposition process. Use the Land Disposition Agreement to advance other housing and neighborhood objectives, including appropriate densities, homeownership and contextual design.
- Establish systematic code enforcement sweeps to correspond with neighborhood planning and housing revitalization programs. Seek to protect the city’s investment in its neighborhoods by ensuring the stewardship of private property.
Balance. Given the city’s housing stock and its economic standing, the vast majority of the region’s government assisted housing is located in New Haven. Consistent with Vision, the Regional Land Use Plan, the regional housing policy must seek to balance government assisted housing in New Haven and the inner ring suburbs to include the entire south central Connecticut region.
- Encourage the de-centralization of government assisted housing across the south central Connecticut region.
- Encourage low- and moderate-income housing developers, including quasi-public entities, to operate on a regional basis and to partner with market-rate development opportunities.
- Encourage the development of low- and moderate-income housing, including government assisted housing, that is in harmony with regional plans for transportation improvements.
II.10 ECONOMIC DEVELOPMENT
New Haven is home to the largest concentration of economic activity in south central Connecticut. In recent years, the business community has evolved from a traditional industrial base to a broad and diverse economic center. This change is in response to dramatic, global shifts in production. Many of the products historically made in New Haven are now made in other countries.
Today’s economy is more diverse and, consequently, less dependent on the success of a few large firms. Rather, the new economy is broadly focused on advanced manufacturing, health care and education. All three sectors are knowledge-based, benefiting from technology transfer and academic support from Yale University and other colleges and universities. To enhance the local and regional economy, the plan recommends the following:
Land Use Policy. The city’s Zoning Ordinance should reflect the commitment to sustainable economic development by elevating land use standards. This can be accomplished by implementing four interrelated strategies:
Use and Development Regulations. Amend the Zoning Ordinance to further restrict the siting of potentially nuisance uses. Such uses include, but are not limited to, junk and scrap processing facilities; motor vehicle junk yards; storage facilities with limited product turnover; construction staging yards; etc. The Commission encourages siting Port-related uses only in the core port area, generally coinciding with the district of the new Port Authority.
Site Development Standards. Elevate site development standards by reducing the amount of on-site pervious surface, increasing landscaped areas, lowering the maximum allowable FAR and reducing allowable signage.
Environmental Compliance. Establish a systematic policy of compliance with environmental regulations as administered by the city, the Connecticut Department of Environmental Protection and the United States Environmental Protection Agency. Compliance should be included as a condition of a city land use approval (eg. special exceptions, special permits, site plan review, etc.).
Site Preparation. In order to enhance the supply of available commercial / industrial space, the city and economic development agencies must
II.11 continue to prepare suitable business locations. This can be achieved by aggressively completing existing initiatives at Science Park and at River Street and through new initiatives, as follows:
Site Specific Redevelopment:
CT Transit, James Street Clock Factory, Hamilton Street Gateway Community College, Sargent Drive Wyatt / Williams Energy
Municipal Development Plans:
Chapel / Grand / Hamilton Exit 59 Area / Amity Lower Middletown Avenue Boulevard Area Whalley Avenue Area
Environmental Design. Without the benefit of large tracks of industrial “Class A” park space, economic development in the city is dependent on the quality of surrounding environments to support high-end business development. To achieve this, attention must be paid to environmental design, pollution control, aesthetics, transportation / access and the public infrastructure within and around the city’s business districts.
Industrial Ecology. The Commission recommends that attention be paid to industrial ecology and the compatibility of industries to share waste streams and minimize adverse environmental impacts. For example, reuse of certain properties in and around the Mill River could benefit from the waste streams generated by Simkins Industries and others.
Green Design. Similar attention must be paid to green building design by encouraging the development of environmentally sustainable buildings that meet or exceed energy targets (eg. Energy Star, LEED certification); provide for daylighting; minimize transportation movements; and recycle and/or control waste streams.
Targeted Recruiting and Retention. The city’s economic position and overall stability affords a certain degree of selective recruiting. Appropriate efforts must be made to attract basic industries that enhance the city’s established business clusters. With that in mind, the Commission encourages economic development professionals, commercial brokers and
II.12 leaders in the community to engage in high-end target recruiting and retention efforts. If successful, the city will build a deeper economic base and attract / retain a quality workforce in the region.
Neighborhood Commercial Districts. Smaller, neighborhood-oriented commercial districts are essential to the quality of life in the city’s neighborhoods. In many cases, the districts are in need of enhanced target marketing, improved land use and design standards and coordinating efforts. The Commission recommends that more specific attention be given to the following areas: Grand Avenue, Westville Village, Whalley Town Center, Kimberly Square, and State Street, including Cedar Hill.
COASTAL AREA PLANNING
Coastal area planning plays an important role in the city’s land use development. Historic and more contemporary land use patterns are shaped in relationship to the city’s waterfront and riverfront locations. Current conditions within the coastal zone suggest a number of opportunities to affect positive change. These opportunities directly relate to immediate concerns, including real estate development pressures, environmental issues, the presence of deteriorating waterfront property and planned transportation improvements.
The plan endorses economic development; a sustainable environment and cultural enrichment as the three guiding principles for coastal area planning.
From an economic development perspective, Long Wharf, the Belle Dock area, Fair Haven, Mill River and the Port of New Haven are all significant components of the local economy. To enhance economic development, the plan promotes job creation and business investment, with a focus on specific locations along the coast. In addition, the plan recognizes the importance of aquaculture and shellfishing as a strong element of this economic sector.
From a cultural perspective, the harbor area must continue to support festivals and events as well as day-to-day leisure activities. To that end, the plan promotes public access, recreation and open space. To meet these objectives, better connections across I-95, improved facilities at Long Wharf and linkages between Long Wharf Park and other waterfront areas (via trails and open spaces) are all paramount.
II.13 From an environmental perspective, the City of New Haven and the surrounding communities are increasingly active in environmental planning and in addressing adverse environmental impacts upon the harbor, Long Island Sound, the Quinnipiac, Mill and West Rivers and in the City’s coastal neighborhoods. The plan seeks to accelerate the pace of environmental change, being pro-active in sustaining the Harbor ecology, in restoring key tidal marsh areas, in continuing water quality improvements and in improving the quality of life for neighborhood residents. Likewise, the harbor environment merits high quality design. Geographically, these principles are applied to the land use plan for coastal areas across the city:
West River. Along the West River, implementation of the West River Memorial Park Master Plan remains a top priority. On the west side of Ella Grasso Boulevard, the emphasis should be on a more compatible mix of retail, commercial and light industrial uses. Scrap and metal processing and the outdoor market are both inappropriate uses near the river. The near- term approach is to continue acquisition of dedicated riverfront open space. Over the long-term, zoning and coastal program amendments should advance a more favorable land use pattern, minimizing impacts on the river and also seeking opportunities for job creation.
City Point. At City Point, the emphasis is a neighborhood scale waterfront. This is accomplished by improving access at Howard Avenue and diligently protecting the neighborhood from industrial and transportation intensive land uses along Sea Street. Similar attention must be paid to traffic calming and pedestrian-friendly streets.
Long Wharf . Planning for Long Wharf is focused on two central themes: land use and transportation. From a land use perspective, the city is faced with the first substantial turnover in land use since implementation of the Long Wharf Redevelopment Plan. The city’s approach must rely heavily on the redevelopment plan’s principles and insist on a high-quality design that stunts the marketing / advertising temptations of Interstate 95. Furthermore, the proposed IKEA home furnishings store may trigger a re- orientation of Long Wharf as a retail strip. Such a change threatens both the aesthetics and the commercial / industrial job environment at Long Wharf and is therefore discouraged.
Along the waterfront side, cultural and environmental enhancements to the Vietnam Veteran’s Long Wharf Park guide the planning process. This strategy includes mitigation of the adverse impacts resulting from Interstate 95. An ideal approach is suppression of the highway; however, suitable
II.14 alternatives would include a spatially larger park, including measures to widen the park east and west and measures to curtail coastal soil erosion.
Canal and Belle Dock. The Canal and Belle Dock areas provide the city with its best opportunity to create a community-focused environment at the harbor. The proposed strategy, collectively known as Harbor Access, is to create a critical mass of activity, including a substantial base of residential, commercial and maritime-related activity. Key parcels include Parcel H, Building Three of the Maritime Center, the SNET facility, SportsHaven and Williams Terminal. While all proposed new uses should relate to the water in either design or function, water-dependent emphasis is placed on development of an intermodal transportation connection / high speed ferry service via the deepwater slip at the Williams site.
Fair Haven and Mill River. A linear park extending from Grand Avenue along the Quinnipiac River to James Street along the Mill River anchors the Fair Haven waterfront plan. Land use along the land side of the park varies by location. North of Ferry Street, efforts to reinforce and expand the residential community are encouraged. There is an opportunity to connect the greenway across Clinton Avenue as well.
Between Ferry Street Criscuolo Park, the River Street Municipal Development Plan accurately reflects the city’s interest in historic preservation, mixed use and light industrial redevelopment. North of Criscuolo Park, several key sites must be addressed. To address these opportunities, the Commission recommends a redevelopment strategic plan to address increased economic activity, historic preservation and public access to the river.
Quinnipiac Meadows. Long-term planning for this area follows the lead of the Quinnipiac River Conservation and Development Corridor. The QRCDC recognizes the Meadows as an environmentally-sensitive section of the industrially-zoned waterfront. North and west of Interstate 91 (south of the landfill), industrial zoning is appropriate; however, the focus should be on job-creating uses, limitations on automotive-related uses and vastly improved site design. Any development north of the landfill and/or behind the Route 80 commercial area should be outside of the tidal wetlands. These environmentally sensitive locations are appropriate solely as protected open space.
Port District. The plan calls for enhancements to the Port of New Haven in support of its important role in the regional transportation system. Within the port district – as designated by original boundary of the New
II.15 Haven Port Authority – several improvements should be completed. First, reestablishment of the Waterfront Street Railroad will improve intermodal connectivity. Second, acquisition of vacant property and stewardship by the Port Authority will advance a more efficient use of land within the district. Third, care should be taken to improve port aesthetics, largely through tree plantings and landscaping in areas outside of berths and parking lots. The Harborside Trail must be accommodated, even in the port area.
East Shore. The East Shore neighborhood is remarkably stable and well- connected to the waterfront. Consequently, the plan calls for exceptional stewardship of waterside resources, zoning to prevent incompatible new development and code enforcement to ensure the long-term viability of the neighborhood. At Lighthouse Point Park, the capital improvement plan is a priority. In completing these improvements, Lighthouse is better positioned as a signature park.
TRANSPORTATION
With a cluster of highways, railroads and public transit systems, New Haven is the longstanding center of regional transportation. Over time, the transportation infrastructure has emerged as a dominant landscape feature, impacting mobility and the day-to-day quality of life in the city.
Today’s transportation policy overwhelmingly favors vehicular transportation. This approach has failed to broaden public support and public use of alternative means of transportation as the services are not optimal and/or are cost prohibitive. Failure to balance transportation investment will continue to have environmental and economic consequences. Without parallel investment in alternative / intermodal transportation, share the streets programs for cyclists and other mitigation measures, congestion is likely to continue post I-95 expansion. With that in mind, the plan recommends the following:
Establishing Trails. The proposed greenway and trail system is an environmental, cultural and transportation benefit to New Haven. With regard to transportation, the following investments are recommended:
- Completion of the Farmington Canal Line.
- Design and subsequent construction of the Harborside Trail.
II.16 - Reconstruction and enhancement of the Vision Trail.
- Completion of a Fair Haven and Quinnipiac River trail system with waterfront connections to Willow Street (via the Conrail pedestrian bridge) and to the Harborside Trail (via Chapel Street).
- Completion and designation of a West River Greenway trail.
Encouraging Transit Oriented Development. The plan recommends a better alignment of economic development and city planning policies, reflecting a broader context for transportation resources. Foremost among the opportunities for transit-oriented development are Church Street South, the Shartenberg Site, New Haven Coliseum, the east side of State Street and the Whalley / Boulevard area. The Commission encourages reuse of Church Street South in manner that reflects its positioning between downtown and Union Station. A mixture of uses compatible with this prime geographic setting is encouraged.
Moving Freight . New Haven’s geographic position and transportation connections are a competitive advantage that benefits both economic development and mobility. For freight movements to sustain with the city, attention must be paid to neighborhood preservation, environmental protection and traffic congestion.
- Encourage the growth and development of the Port of New Haven within the district of the New Haven Port Authority. Advance a more sound land use policy by relocating and/or closing tank farms to appropriate areas.
- Revise the Zoning Ordinance to restrict the locations of high turnover storage and warehousing uses to areas with adequate access to highways and/or freight railroads.
- Encourage full access between freight railroads and the port district, in particular by extending rail service along Waterfront Street and to the North Yard.
- Establish a truck routing system which curtails truck traffic on local streets and promotes the use of designated arterial connections. As a parallel effort, work with the Department of Motor Vehicles and local police to better enforce existing truck regulations
II.17 Enhancing Public Transportation Systems. System preservation is largely dependent on a modal shift away from single-occupant vehicles to public transportation systems. While population density in New Haven does not support intense new infrastructure, there are several important opportunities:
- Enhance Connecticut Transit by capturing a greater share of discretionary ridership through improved routing (cross town routing), improved headways (to 10 minutes as density warrants) and improved facilities (shelters, signage, information, etc.).
- Enhance commuter rail through the establishment of new service to Hartford and Springfield.
- Enhance Shoreline East by improving operating headways and service times to Downtown and Union Station.
- Enhance air transportation by implementing limited hub service in a manner that protects nearby residents from undue hardship.
- Establish intra-coastal and cross-sound ferry services at Belle Dock.
- Work with Rideworks and local employers to develop more extensive car pooling and car sharing programs. Recruit a car sharing program to operate in New Haven
Share the Streets. Trail development alone will not satisfy the demand for bicycle access and safety. As part of ongoing street improvements, the Commission encourages the appropriate placement of bicycle facilities, including dedicated bike racks, bike lanes and signage. Supporting educational programs are likewise encouraged.
Moving Vehicles. New Haven’s transportation policy affects both local and regional population movement. As such, the city must continue to be responsive to the needs of the region and the state. In doing so, the City’s policies reflect a local mandate for mitigation, incident management and protection of the urban fabric.
- Encourage high quality design of the transportation system in a manner contextual to the surrounding area. Plans for public streets, sidewalks, signage and traffic control / intersection improvements should be reviewed by the City Plan Commission in order to enhance the urban fabric and to help mitigate adverse effects.
II.18 - Context-sensitive design is further emphasized on Whalley Avenue, Chapel Street, Ella Grasso Boulevard, Kimberly Avenue and Foxon Boulevard. Along Long Wharf, seek to maximize land and access to Vietnam Veterans Long Wharf Park and to create signature connections from Sargent Drive to the waterfront.
- Encourage transportation activity, including construction, construction staging and expansion, within existing rights-of-way.
- Advocate for a final product and sound land use plan at Route 34 / Oak Street Connector as an urban, tree-lined boulevard with improved connectivity at Air Rights Garage.
- Advocate for sound regional land use policies to preserve capacity along Foxon Boulevard, Whalley Avenue and in the Hill / Dwight area.
- Advocate for a new Exit 59A off the Wilbur Cross Parkway, thereby enhancing access to West Rock and SCSU.
- Advocate for new interchange connections at Route 34 and Long Wharf, supporting a new local road and Harbor Access project.
- In areas of highway system preservation and expansion, aggressively seek noise pollution controls for the protection of residents, recreation facilities, schools and other sensitive locations.
ENVIRONMENT
New Haven is set within a truly unique natural environment. The city is located at the confluence of the Mill and Quinnipiac Rivers as they drain into a long and protected harbor at Long Island Sound. The shoreline and tidal wetland areas gradually give way to uplands accented by dramatic traprock ridge formations at East Rock and West Rock. These natural features, celebrated in art and in the community, are central to the quality of life in New Haven.
Environmental protection and improvement efforts acknowledge the natural setting and seek to remedy the adverse effects of human activity. Although the super-regional nature of pollution complicates environmental planning efforts, these steps establish a course for a sustainable future.
II.19 With this in mind, the Environmental Plan for New Haven responds to the parallel desires to improve public health and the quality of life in the city. While many, if not all, environmental decisions are balanced with community development, the recommendations that follow are anchored in ecological sustainability and environmental justice.
The Commission encourages a high level of attention regarding air quality, water quality and landscape conditions. While many, if not all, environmental decisions are balanced with community development, the recommendations that follow are anchored first in ecological sustainability with ancillary benefits to the region’s quality of life and to the regional economy.
Air Quality. Issues related to air quality are centered on two criteria pollutants, ozone and particulate matter, as well as air toxics. The following mitigation strategies are recommended:
- Seek improvements to the traffic control system and street pattern which will mitigate congestion and minimize idling times.
- Pursue broad reductions in particulate and air toxic emissions, from point, area and mobile sources, according to priorities identified by the air toxics inventory. Diesel-powered on and off-road vehicles are among the mobile sources targeted for reduction. This strategy should include consideration of locally-based environmental law should DEP not adequately address local conditions.
- Implement a vehicle miles traveled reduction strategy which is designed around walk-to-work, bicycle and transit-based initiatives. Promote residential densities and land use patterns which reduce local vmt movements. Aggressively recruit a car-sharing company to open a location in New Haven.
- Implement a far-reaching energy program focused on the use of renewable power sources for municipal and community purposes. The program must include a parallel effort of energy conservation and green- building designs – including appropriate green building standards, use of green technologies and careful site planning.
Water Quality. The combined sewer overflow project is central to the long-term health of Long Island Sound. To that end, the city must aggressively pursue adequate funding to complete the project.
II.20 - As a parallel effort, the city must seek improvements to upstream wastewater treatment facilities and support statewide regulation of non- point sources of pollution.
- Promote a land use development pattern which protects salt marshes, tidal wetlands, inland wetlands and other riparian assets from inappropriate development.
- Prepare a new Flood Hazard Mitigation Plan, consistent with the Disaster Mitigation Act of 2000.
- Update the New Haven Coastal Program and update city land use policies with new coastal area management efforts.
- Establish a Harbor Management Commission and prepare a new Harbor Management Plan to guide in-water activities in Long Island Sound.
Parks and Recreation. Pursue specific value-added improvements to the city’s park system in a manner consistent with the Parks Master Plan. Scantlebury Park, in particular, provides a unique opportunity to better bridge supporting facilities at Yale University with new housing in the Dixwell neighborhood. Also, pursue full implementation of the West River Memorial Park Master Plan and Edgewood Park improvements. Protect and enhance coastal parks to curtail shoreline erosion and to provide maximum land area for public enjoyment. In addition:
- Enhance the image of all parks to make them accessible, inviting, exciting and well maintained. This can be accomplished through landscape improvements, turf renovations, fence renovations, new signage and new site furniture.
- Repair deteriorated infrastructure such as bulkheads, restroom buildings, parking lots, roadways, irrigation systems and other support amenities.
- Demonstrate the value of urban spaces through the revitalization of public plazas in and around the central city. Seek to expand the park system in underserved neighborhoods by capitalizing on site and resource opportunities when available.
II.21 - Although not part of the city’s park system, the Commission encourages increased maintenance and capital improvements (to support a larger user base) at West Rock Ridge State Park.
Community-Maintained Green Spaces and Gardens. As shown on the Green Map, New Haven is home to many community built and maintained green spaces and community gardens. These spaces foster community across generational and other social lines, provide opportunities for locally- grown produce and are a source of civic pride. With that in mind, the city should continue to support community garden programs, plan short-and long-term locations with defined leases; and provide resources when possible.
Urban Forestry. Emphasize the value of urban forestry and tree programs to the city’s quality of life through intensive community education and implementation programs. Undertake efforts to monitor, maintain and enhance the city’s Elm trees. Integrate citywide urban tree improvement programs as part of the city’s maintenance and capital planning, through site plan review and other means.
Greenways and Trails. The proposed greenway system and supporting bicycle friendly programs represent the “next generation” of environmental systems in New Haven. To that end, the Commission recommends aggressive support and resource allocation first to the Farmington Canal, then to the Harborside Trail and then to supporting neighborhood systems.
Landscape Preservation. A number of undeveloped parcels are suitable for open space preservation. These include city-owned property (which is not part of the protected parks inventory) and privately-held property: Crow Hill, Morris Creek and Marion Street Area, Quinnipiac River Marsh, Essex Street Marsh, The Reservoir, Roosevelt Street Extension, Russell Street Area and West River Open Space.
- Pursue amendments to state grant programs, which would allow for acquisition and remediation of brownfield sites and allow for the use of condemnation in order to facilitate a public-purpose taking.
- For properties not acquired, landscape considerations should be further incorporated into the site plan review process, particularly through additional regulations concerning soil removal, blasting and/or significant proposed grade changes.
II.22 DOWNTOWN
Unlike any other neighborhood, Downtown serves a number of diverse, interrelated functions. The neighborhood is a core component to the regional economy, a thriving residential neighborhood, the home of signature public spaces and is the traditional home of the institutional / government sector. These functions, coupled with the physical structure of the neighborhood and its circulation / communications systems, form the basis of long-term planning for Downtown. As a premier academic institution with a large residential component and ancillary retail activities, Yale University is central to the atmosphere Downtown.
The lively atmosphere and variety of uses make Downtown New Haven a premier destination. Plan recommendations – organized around Physical Form, Land Use and the Movement of People – are designed to retain a critical mass of sustainable activities: sizing Downtown in a manner that grows the economy and supports an even larger residential population. Future development efforts must be focused on complementary activities that play off the core strengths of the neighborhood.
Physical Form. Downtown is a mixed use environment – to a greater extent in the Ninth Square and Audubon Street, but to a lesser extent along Church Street and the George Street area. Both new development and redevelopment activities must be more attentive to mixed use and quality site planning. This is accomplished as follows:
Historic Preservation and Contextual Infill Development. In the neighborhood’s National Register Historic Districts, preservation is the guiding principle for new development. While not practical or financially viable in every instance, adherence to a preservation-based philosophy will ensure high quality efforts across a broad spectrum of uses. The Commission recommends thoughtful consideration to converting the existing national districts (Chapel Street, Ninth Square, Orange Street and the Green) to local districts.
Site Plan and Design Review. For both significant development and minor alterations, site plan review and a much needed design review process are recommended. The approach would be a Zoning Ordinance revision to account for the elevated review of Downtown projects and the development of appropriate design standards. This review is intended to maximize mixed use, contextual design and synergy with surrounding uses. Close attention should be paid to the scale of new development, location of
II.23 parking, pedestrian level comfort, storefront retail, provisions for transit and cyclists, etc.
Streetscape Details. Pedestrian comfort can be vastly improved through attention to public and private signage as well as better organization of street furniture. Signage standards – including a prohibition on pole signs – is recommended.
New Haven Green. The New Haven Green remains the focal point of Downtown and a signature region-wide asset. That said, the Green is remarkably under-protected from a regulatory perspective. A formal process can be accomplished through designation of the Green as a Local Historic District, under the regulatory purview of the New Haven Historical Commission.
Land Use. While Downtown will always be home to a wide and diverse set of land uses, there is a continuing concern about the nature of new development and stand-alone development which is incompatible with the prevailing fabric of the neighborhood. Of particular concern are stand- alone big box retail, drive-up service windows, free-standing signs and surface parking areas.
Residential Land Use. The most immediate and pressing need Downtown is an increase in ownership housing – either condominiums or cooperative apartment developments. While the increase in rentals is beneficial to the Downtown economy, long-term sustainability will be driven by stakeholders with an equity interest in the neighborhood. Infill development between East Rock and the northern tier of Downtown is a priority opportunity (Audubon Street extension). Likewise, the George / Crown Street area is underserved.
Commercial Land Use. The office market withstood a blistering recession and has emerged as a leading destination in Connecticut. Although there is limited opportunity for substantial new development, the plan emphasizes infill opportunities at 80 Temple Street, 900 Chapel Street and renovations to Class B and Class C properties along Church Street. Likewise, the Commission encourages complementary retail in storefronts. Stand-alone retail is discouraged, unless accompanied by an upper floor mixed use environment. The retail environment should cater to residents as well as the business and visitor communities. With that in mind, the Commission encourages development of a specialty format grocer, pharmacy and dry goods/general store.
II.24 Institutional Land Use. The proposed Gateway Community College and the renovations / new developments at Yale University are central to the long- term viability of the neighborhood. The Commission emphasizes that the nature and location of proposed development should be mindful of (a) protection of the grand list and taxable property; (b) design which encourages an outward presence and free flow of people; (c) appropriate placement and adequacy of parking / transportation systems; and (d) concentration of facilities and efficient use of current lands.
Movement of People. Access, mobility and parking are among the most perplexing issues for the neighborhood. The recommendations herein provide a broad policy outline to coincide with capital improvement programming.
Street System. While considerable attention and study has been paid to the complexities of the one-way system, the need for on-street parking and the considerable volume of traffic on arterial roads leaves few opportunities to modify the system. Two-way systems may be possible (subject to more detailed study) on York Street and College Street.
Parking. The need for parking, in advance and support of new development, has been demonstrated. Focus and attention is directed toward development of the Mid-Block Garage and a multi-facility strategy south of Chapel Street. Although not located in the neighborhood, the lack of parking at the medical facilities and at Union Station will continue to have a deleterious effect on supply and must be seen as a Downtown- related issue. The plan discourages surface parking and, if approved, parking should be time restricted. The time restriction will provide for an annual review of the marketplace and development potential. A licensing program, including development and signage standards – both for new and existing facilities – is encouraged.
Transit. Continuing reductions in the public bus system are not sustainable and must be reversed. The density in the neighborhood, and in many of the surrounding environs, supports 10-minute headways, especially at peak times. Improvements and better marketing of the system to discretionary riders will ultimately benefit the neighborhood. Concurrently, improved facilities for transit users – shelters, waiting areas, etc. – are encouraged.
Non Motorized Transportation. As a top priority, the City of New Haven and Yale must complete the Farmington Canal Greenway. Likewise, the need to share the roadways with bicyclists is clear and beneficial for the neighborhood. Abutting residential areas – Wooster Square, Dwight,
II.25 Dixwell and East Rock – are located close enough to encourage a bike-to- work environment. As part of the regular roadway maintenance program, designated bike lanes and shared lane signage is encouraged.
Highway System. Improvements to Route 34 and the congestion in and around Downtown ramps impede the growth and development of the neighborhood. The area is well-suited to be an urban boulevard with more pedestrian-friendly connections across the highway.
PROPOSED LAND USE
The proposed land use map, shown on page 28, identifies the City Plan Commission’s most desirable use of land for residential, industrial, conservation and other purposes. Given the fully-developed nature of the city, special attention is given to fitting new development within the fabric of the existing landscape. The Commission emphasizes an important strength of New Haven by providing for mixed use opportunities in neighborhood commercial and general business settings. Moreover, the plan places emphasis on a core district of port-related activities in and around Waterfront Street and Forbes Avenue. The 15 proposed land use categories are described in more detail below.
Low-Density Residential. In keeping with the existing development pattern, the Commission recommends preservation of existing neighborhoods, new development and infill housing in these areas as single-family environments at a density not to exceed 7,500 s.f. per single-family lot.
Medium-Density Residential. The Commission recommends contextual infill development of approximately 6,000 s.f. minimum lot size and designed in a manner compatible with the prevailing neighborhood character. Conversion of existing residential structures to higher densities is discouraged.
High-Density Residential. In certain areas, generally located near transit or Downtown, the Commission recommends higher density residential developments.
Special High Density Residential. The Commission recommends a more restrictive zoning designation along significant thoroughfares, particularly Whitney Avenue, in order to prevent the encroachment of office or
II.26 commercial uses and inappropriately scaled residential buildings and to preserve distinctive streetscapes.
Neighborhood Mixed Use. Neighborhood mixed-use areas generally correspond to neighborhood commercial districts and/or streets with a mix of traditional housing and sporadic commercial development. The Commission encourages development of these areas as mixed-use environments, desirable for pedestrians and functional for neighborhood services, storefront retail and office activity. Large format, stand-alone retail is discouraged in these areas.
Commercial Mixed Use. Commercial mixed use areas are general business zones found generally along major arterials. The Commission further encourages mixed-use environments (both commercial/residential and retail/office) where appropriate.
Industrial. Industrial areas, generally found in Mill River, portions of Fair Haven and the Boulevard, are intended to promote manufacturing / production activities and more intense employment generation in a manner consistent with light industrial zoning uses. Areas located within existing municipal development plans should be developed in accordance with plan standards and objectives.
Long Wharf. The Commission recommends continued development of Long Wharf for light industrial, office and commercial service activities. Mixed use and new residential environments are encouraged. Particular attention to waterfront connections, careful site design and minimal signage is further noted.
Planned Developments. In areas designated Planned Development Districts, the Commission recommends consistency with approved uses, site and building plans.
Marine Mixed Use. The Commission encourages development of these areas as a mix of water-dependent public access, recreational boating, fishing and community-based related activities and waterfront residential environments.
Port. The Commission recommends development of the port area in a manner consistent with the needs of water-dependent port terminals, including sufficient space for storage and processing and ancillary port services in a non-obnoxious manner.
II.27 yyhfshqi rewhix xyr2re xyr2reix yyhfshqi rewhix
DFEWI
yexqi i2reix
FWS DE DFEWS
i2reix PHHH H PHHH RHHH peet ie2reix ygyfi2ISD2PHHQ ie2reix vexh i2VxIIFe gieih2fX2tr x2e2w222r22v2e2n r22r22o2r fe
roposed2vnd2 se howntown2E2qenerl howntown2E2ristori peil2righ2hensity2esidentil righ2hensity2esidentil wedium2hensity2esidentil vow2hensity2esidentil snstitutionl gommeril2wixed2 se wrine2wixed2 se xeighorhood2wixed2 se yffie2wixed2 se sndustril rks2nd2ypen2pe gemetery ort roposed2vnd2 se rror2eessD2vong2hrf lnned2hevelopment
hee2y gi ihqi2yp2yeh2E2xew2rven2gity2ln2heprtmentD2epril2IWWU gity2ln2gommission rhyqer2E2xew2rven2gity2ln2heprtmentD2epril2IWWU egiv2E2yffie2of2the2essessorD2gity2of2xew2rvenD2ytoer2PHHI yyih2vexh2 i2E2xew2rven2gity2ln2heprtmentD2tune2PHHQ esvyeh2E2xew2rven2gity2ln2heprtmentD2epril2IWWU gomprehensive2ln2of2hevelopment Parks and Open Space. The Commission recommends protection of these areas as dedicated open space, deed-restricted conservation areas and or recreational spaces.
Institutional. The Commission recommends development of these areas for institutional uses, including core educational, government and health care facilities. Cemeteries and many cultural facilities are also considered institutional uses.
Downtown / Historic. In the Downtown National Register Historic Districts, the Commission emphasizes rehabilitation of the existing buildings as mixed use environments (storefront retail, offices, cultural facilities, business services, restaurants and similar). New and infill construction should be compatible with the existing historic fabric.
Downtown / General. In other areas of the Downtown, the Commission encourages high-density mixed-use environments with pedestrian-level uses and multi-floor office and residential space.
SUMMARY OF CONCEPT MAP AND GEOGRAPHIC LOCATIONS
Landscape Preservation:
- Crow Hill - Morris Creek and Marion Street Area - Quinnipiac River Marsh - Essex Street Marsh - The Reservoir - Roosevelt Street Extension - Russell Street Area - West River Open Space - Quinnipiac Meadows
Park Planning:
- Parks Master Plan - Scantlebury Park Area - West Rock Ridge State Park
II.29 Site Specific Economic Development Initiatives:
- Science Park - CT Transit, James Street - Clock Factory, Hamilton Street - Gateway Community College, Sargent Drive - Wyatt / Williams Energy
Municipal Development Plans:
- River Street - Chapel / Grand / Hamilton - Exit 59 Area / Amity - Lower Middletown Avenue - Boulevard Area - Whalley Avenue Area
Greenways and Trails:
- Farmington Canal Greenway - Harborside Trail - Fair Haven and Quinnipiac River Trail - West River Greenway
Transit Oriented Development:
- Shartenberg Site - New Haven Coliseum / Gateway Plan - State Street (east side) - Whalley / Boulevard area
Intermodal Freight:
- Port of New Haven and Port Railroads
Public Transportation Systems:
Public Bus: Connecticut Transit / Cross Town Bus Route Commuter: Hartford - Springfield / Commuter Rail Tweed-New Haven Airport / Limited Hub Service Ferry Service: Belle Dock
II.30 Urban Boulevards:
- Whalley Avenue - Ella Grasso Boulevard - Kimberly Avenue - Foxon Boulevard - Route 34 Extension
New Highway Connections:
- Exit 59A / Wilbur Cross Parkway - Exit 34 / Long Wharf Access
Neighborhood Development:
- West Rock - Quinnipiac Terrace - Belle Dock - Church Street South
Neighborhood Revitalization:
- Lincoln Bassett School / Newhallville - Jackie Robinson School / Newhallville - Fair Haven K-8 School / Fair Haven - Truman School / Hill - Barnard School / West River - Trowbridge Square / Hill - Chatham Square / Fair Haven - Science Park / Dixwell and Newhallville - Blake and Fitch Street Area / SCSU
Neighborhood Commercial Districts:
- Grand Avenue - Westville Village - Whalley Town Center - Kimberly Square - State Street / Cedar Hill
II.31 Waterfront
Economic Development Opportunities:
- Belle Dock - River Street - Port of New Haven - Mill River Area
Cultural Opportunities:
- Dover Beach Park - Canal Dock and Long Wharf - West River Memorial Park
Environmental Opportunities:
- Harborside Trail - West River Memorial Park and Greenway - Quinnipiac Meadows
Downtown
Development Opportunities:
- Coliseum / Macy’s / Malley’s - Chapel Square Mall - Audubon Street - 80 Temple Street - George / College Street Area - Audubon Street Extension
New Local Historic Districts:
- Chapel Street - Ninth Square - New Haven Green - Orange Street
II.32