STATE PIER MUNICIPAL DEVELOPMENT PLAN New London, Connecticut February 15, 1999 (Revised March 3, 1999) FINAL DRAFT Prepared for: Sponsoring Agency: New London Development Corporation State of Connecticut New London, CT Department of Economic and Community Development Prepared by: In Association with: Milone MacBroom, Inc. Harrall-Michalowski Associates, Inc. 716 South Main Street 2911 Dixwell Avenue Cheshire, CT 06410 Hamden, CT 06518 Contributors: RKG Associates, Inc. Market Analysis HRP Associates, Inc. Environmental Analysis The Downes Group Project Management AMENDMENTS TO STATE PIER MDP Changes Made Pursuant to Agency Comments Section 3. 2. 3, Flood Hazard Area Winthrop Point noted as being located 1n 100- y-ear ?oodplain in response to DEP memorandum of February 11,1999 Section 3 .5 .2, Recommendations Items 8, 9, and 10 added in response to DEP memorandum of February 11, 1999 Section 3.6, Coastal Resources Entire subsection added in response to DEP memorandum of February 11, 1999 Section 5.1.1, Demolition and Site Plan Speci?c language incorporated from January 25, 1999 letter from Deputy State Historic Preservation Of?cer Section 5.1.3, Removal of Streets Clari?cation regarding removal of Eighth Street made in response to comments of February 11, 1999 Section 5.4, Consistency with Coastal Management Act New subsection added in response to DEP memorandum of February 1 1,1999 Section 7.1, Properties Designed for Acquisition New paragraph added regarding disposition and availability of State of Connecticut property in response to comments of February 11, 1999 Figure 16, Right-of?Way Adjustments Note added to map regarding Eighth Street in response to comments of February 11, 1999 Figure 17, Property Disposition State of Connecticut property used by Fox Navigation deleted in response to comment of February 11, 1999 Changes Made Pursuant to DECD Comments Forward Table modi?ed with respect to Sections 11, 12, and 13. Note that speci?c ?ndings were previously included and remain in Section 11. Section 3.5, Environmental Conditions Section was added after release of January 20, 1999 draft, but appeared in January 28, 1999 draft Section 4.4, Rehabilitation Standards and Controls Reference to "Exhibit deleted Section 5.1, Proposed Site Improvements Modi?cation to January 20, 1999 draft text noting possible development of Action Area and reference to Concept Plan Section 5.3, Traf?c Impacts Traf?c generation modi?ed to re?ect possible $150,000 square foot building Section 6.0, Market Analysis Section added after release January 20, 1999 draft but was included in January 28, 1999 draft Section 7.3.2, Property Rehabilitation Standards Reference to "Exhibit deleted Section Statement of Jobs to be Created Section added after release of January 20, 1999 draft but was included in January 28, 1999 draft Appendix E, Relocation Plan Deleted from January 28, 1999 draft but included in Final Draft Appendix F, Boring Logs Added in this draft Concept Plans For illustration purposes only, two alternate concept plans have been included as Appendix in order to demonstrate the feasibility of construction of port-related warehouses partially located in the Action Area. Citv of New London and NLDC Comments of March 2. 1999 Forward and Section 1.1. Purpose of Plan Statutory reference corrected. Section 3.5.1. Environmental Evaluation Description and citation provided for ground water and surface water classi?cation. Section 3.6.2, Coastal Hazard Area Datum for water elevation provided. Section Appropriateness of Design and Materials Requirement for life cycle analysis added for publicly funded projects. Section 5.1.2. (Building Demolition) Reference to demolition to be performed in accordance with State and federal requirements. Section 8.1. Relocation of Proiect Occupants Reference to Appendix E. Section 12.1.2. Job Creation Number of construction jobs identi?ed. Table 6. Opinion of Probable Construction Costs Source noted. FORWARD This document is intended to meet the requirements of the Municipal Development Flaming process as de?ned under Chapter 132 and Section 588(1) of the Connecticut General Statutes. Department of Economic and Community Development (DECD) guidelines regarding preparation of municipal development plans have been consulted during this process. The following table cross references these guidelines with text sections herein. Guideline Reference Report Section 3.a. N.I.C. 3.b. N.I.C. 3.0. 6.0 3d. 2.2 3.e. 2.1 3.f. 3.1 3g. 3.3 3h. 3.i. N.I.C. 3.j. 3.1 3.k. 3.2 3.1. 7.1 3.m. 7.4 3.n. 7.2 3.0. N.I.C. 3.p. 9.0 3.q. 9.0 3.r. Appendix 35. 10.0 3.t. 11.0 3.u. 13.0 3.v. 12.0 1.0 2.0 3.0 4.0 5.0 6.0 7.0 8.0 TABLE OF CONTENTS _P_ag? Introduction 1.1 Purpose of the Plan 1-1 1.2 Project Area and Action Area 1-2 Property Descriptions 2.1 Property Description Project Area 2-1 2.2 Property Description Action Area 2-4 Existing Conditions 3.1 Existing Land Use and Zoning 3-1 3.2 Physical Environment 3-3 3.3 Public Utilities and Services 3-7 3.4 Street System 3-17 3.5 Environmental Conditions 3?24 Proposed Land Use Plan and Zoning 4.1 Proposed Land Use 4?1 4.2 Proposed Zoning 4-3 4.3 Redevelopment Standards and Controls 4-3 4.4 Rehabilitation Standards and Controls 4-7 4.5 Interim Use of Acquired Property 4-8 Proposed Improvements to Action Area 5.1 Proposed Site Improvements 5?1 5.2 Site Improvement Budget 5-2 5.3 Traf?c Impacts 5-3 5.4 Consistency with Coastal Management Act 5-5 Market Analysis 6?1 6.1 Background 6-1 6.2 Findings 6?1 Acquisition and Disposition 7.1 Land Acquisition 7-1 7.2 Appraisals and Title Searches 7?2 7.3 Parcels Not Designated for Acquisition That May Be Acquired 7-3 7.4 Land Disposition 7?4 Relocation of Project Occupants 8.1 General 8-1 8.2 Families and Individuals to be Displaced by the Proposed Improvements 8-1 8.3 Businesses and Non-pro?t Agencies to be Displaced by the Proposed Improvements 8-2 8.4 Availability of Relocation Housing 8?2 8.5 Availability of Facilities for Displaced Businesses and Non-pro?t Agencies 8?3 9.0 10.0 11.0 12.0 13.0 14.0 15.0 r?Ah?tp?Ai?Ay?A Page Finance and Administration 9.1 Financing Plan 9?1 9.2 Financial Responsibility of Redevelopers 9-2 9.3 Administrative Plan 9?2 Jobs and Housing 10.1 Statement of Jobs To Be Created 10-1 10.2 Determination of Impact on Housing Needs 10-1 Determination of Findings and Relation of Plan to Local Objectives 11-1 Statement of Minority Participation 12-1 Provision for Modi?cation and Termination 13 .1 Modi?cation 13-1 13.2 Termination 13-1 Compliance with Statutory Plan Requirements 14.1 Statutory Plan Requirements 14-1 14.2 Chapter 132, Municipal Development Projects 14-1 14.3 Chapter 5881, Economic Development and Manufacturing Assistance 14-2 Severability of Provisions of This Plan 15.1 Severability 15-1 LIST OF TABLES Page Flood Zone Designations 3-6 Water Service Mains 3?10 Hydrant Locations 3-11 Hydrant Flow Testing 3-12 Sanitary Sewer Mains for the State Pier MDP Area 3-14 Opinion of Probable Construction Costs 5-2 Properties to be Acquired 7-1 Households to be Displaced 8-1 Estimated Job Creation 10-1 Comparative Census Statistics 10-3 Housing Units by Tenure, Type Bedroom Size 10-4 Dwelling Units by Structure 10-6 Housing Units Authorized New Construction 10-9 Residential Sales Data 10-10 b?lr?Iy?Ir?tr?tr?Ar?asp?A camcow> LIST OF FIGURES Follows kg; Project Location Map 1-1 Overall Project and Action Area Map 2?1 Property Survey Action Area 2-1 Existing Land Use Map 3-1 Existing Proposed Zoning Map 3-2 Topography and Soil Boring Location Map 3?3 Flood Hazard Areas 3?5 Existing Water Mains 3-10 Existing Sanitary Sewer Mains 3-14 Existing Storm Sewer 3-15 Existing Electric and Telephone Service Lines 3-16 Existing Gas Service Mains 3-16 Site Plan Proposed Site Demolition 5?1 Proposed Land Use Map 4-1 Site Plan Acquisition Map 7-1 Site Plan Rights-of?Way Adjustments 7-2 Disposition Map 7?4 APPENDIX Property Characteristics Tables Traf?c Analysis Real Estate Market Analysis Job Creation Analysis Relocation Plan Boring Logs Concept Plans 1 .0 INTRODUCTION 1.1 Purpose of the Plan The City of New London, acting through its designated agency, The New London Development Corporation (N LDC), in association with the Connecticut Department of Economic and Community Development (DECD) has initiated the preparation of a Municipal Development Plan (MDP) for the area of the City located adjacent to the Thames River referred to as "State Pier." This MDP has been prepared under Chapter 132 and Section 588(1) of the Connecticut General Statutes. The City of New London is a waterfront community along the tidal estuary of the Thames River and Long Island Sound in southeastern Connecticut. New London is only 5.79 square miles in size, making it geographically the second smallest municipality in the State of Connecticut. Nearly 54% of the total land area of New London is exempt from local property taxes. The State Pier MDP Project Area is approximately 125 acres in size and includes a ,u?i variety of land uses, most of which are industrial in nature with two pockets of residential properties. The dominant features include Adm. Harold E. Shear State Pier, Central Vermont Railroad Pier, and the tracks owned by New England Central Railroad. Interstate 95 and the Gold Star Bridge traverse the area (see Figure The City of New London has initiated several projects over the past few years with the goal of revitalizing its economy by focusing on the potential offered by the Thames River corridor. NLDC's mission in undertaking this project is to improve the ef?ciency of port operations at the State Pier by optimizing the multi-modal transportation linkages of water, rail, and interstate highways, thus stimulating economic development in the area. STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 1-1 FINAL DRAFT 91Hamll A "can? InAuowhon? with: medagcr 3? I 2/ aka?! .. MUNICIPAL DEVELOPMENT PLAN NEW CONNECTICUT PROJECT LOCATION MAP STATE PIER I N00 Wand {31?1? an 1' - 2000' . . 'i'l ~n 21, 1999 unw- 1876-02-1 Pount 1 fry?t." I gN?M'Lonon Harbor Ligh?iouse I FIG. 1 2/ support in the areas of market analysis, property appraisal, and environmental assessment has been provided by other consultants for incorporation into this document. 1.2 Project Area and Action Area The State Pier MDP Project Area encompasses an area of approximately 125 acres generally bounded by Riverside Park on the north; by the Thames River on the east and south; and by Winthrop Cove, Amtrak, and Avenue on the west. Interstate 95 and the Gold Star Bridge biSect the Project Area. The State Pier (owned by the State of Connecticut), CV Pier, a railroad depot, and?several large manufacturing/warehouse buildings dominate the Project Area. Two residential neighborhoods are located within the Project Area. One is situated at the northerly boundary adjacent to Riverside Park and the other, referred to as the "Action Area," is located contiguous to the port area. Development of State Pier and its adjacent properties is the focus of this Plan. The pier itself is 1,000 feet in length on both sides, has a water depth of 30 to 40 feet, and is capable of handling large cargo vessels. With the lack of warehouse space and ef?cient outside storage yards, State Pier is underutilized and has yet to reach its peak as a prominent multimodal maritime center. Located at the heart of port operations is the proposed Action Area. It consists primarily of an isolated group of 16 residential properties located on a hill overlooking the port operations and four parcels owned by the State of Connecticut now used as part of the operations at the Port of New London. The Action Area is surrounded entirely by non- residential land uses associated With the port. The acquisition and demolition of these homes, the abandonment of the City streets within the and the incorporation of some of the vacant land owned by the State of Connecticut would free up 8.6 acres capable of supporting warehousing, outside storage, and other port-related activities. In turn, such development would provide STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 1-2 FINAL DRAFT State of Connecticut would free up 8.6 acres capable of supporting warehousing, outside storage, and other port-related activities. In turn, such development would provide additional jobs and public revenue, all in support of maritime revitalization. In preparing the State Pier MDP, NLDC examined the physical characteristics of the entire Project Area including environmental features, land use, transportation and infrastructure. Alternative development options for the Project Area were evaluated on a preliminary basis to understand the relationship between the Action Area and the entire Project Area and to be sure that proposed uses and actions within the Action Area would not adversely affect existing adjacent land uses or preclude future economic development opportunities in or near the Project Area. f] ea.doc STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 1-3 FINAL DRAFT 2.0 2.1 PROPERTY DESCRIPTIONS A topographic survey of the entire Project Area has been obtained utilizing the City of New London's recent aerial ?ight digitized by Aerotech, Inc. speci?cally for this MDP. Ground control was provided by Milone MacBroom, Inc. The boundary for the Project Area has been compiled from existing maps available from the City of New London. Property lines for individual parcels have been compiled from the City's tax maps. The boundary for the Action Area has been ?eld surveyed to an A-2 standard of accuracy. Property Description Proiect Area The following is a legal description of the Project Area as illustrated on Figure 2: State Pier Municipal Development Area A certain parcel of land situated in the City of New London, County of New London and State of Connecticut being more particularly bounded and described as follows: Beginning at a point at the intersection of the southeasterly street line of Governor Winthrop Boulevard and the southwesterly street line of Water Street; thence running northwesterly 1,500 feet more or less along the southwesterly street line of Water Street to a point; thence running northerly 1,5 70 feet more or less along the westerly street line of Avenue to a point; thence running southwesterly 365 feet more or less along the extension of the southeasterly street line of Lewis Street to a point; STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 2-1 FINAL DRAFT 7-37?? a! ??80 Wm I 3:17OVERALL AND ACTION AREA MAP STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT I mm mm {Axum Iuhh 0-- 1' - 300' I umumv 21. 1999 nu- umm iv FIG ?gm NV'ld "3 1" . Hald ?9 KNOW W94 vauv NOLLOV - AaAuns 3 MEN 8TH STREET (CITY OF NEW WNDON) KW (VI MIMJO 31.12)) 818m. M3. 325 mum-mm?. gei?; is: a 5 3 ggiza g; a a 2 a 3255?: gag gig-jig}; 2' g? ?3 3?52? ?55 ?g ?g g. Eg sg? dg?g? 02:21?1me mom 1? 5 r? IL :7 44 4/9545 bye-M, a: a muse I 4. A . 431) i I ROAD names unmrou 3. i Jot-5.5 at MFM 1876-02-1 MENTOKSU "(Ml GRAPHIC SCALE ?ve-an we.? ROAD (sun . 23/ ply/fl? hwbummh ?1 I . I?ll 1 ?If/.513 Ir?? 1 ?ii'l'ft.? I . /f {1/1 ?If . I if" .I ,Aa-H?lm ?til/XX" thence running southwesterly 50 feet more or less along a portion of Winthrop Street to a point; thence running northwesterly 460 feet more or less along the southwesterly street line of Winthrop Street to a point; thence running northerly 220 feet more or less along the westerly street line of Cole Street to a point; thence running northeasterly 50 feet more or less along a portion of Cole Street to a point; thence running northeasterly 69 feet along land now or formerly of David W. Gill, Sr. to a point; thence running southeasterly 50 feet to a point, thence turning and running northeasterly 17 feet, all along land now or formerly of Fleta Jackson, to a point; thence running southeasterly 50 feet to a point, thence turning and running northeasterly 83 feet, all along land now or formerly of Stephen Pualo, to a point; thence running southeasterly 115 feet more or less along the southwesterly street line of Terrace Avenue to a point; thence running northeasterly 40 feet along the southeasterly street line of Terrace Avenue to a point; thence running easterly 115 feet along land now or formerly of the City of New London to a point; STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 2-2 FINAL DRAFT thence running southerly 58.5 feet to a point, thence turning and running easterly 95 feet, all along land now or formerly of Margaret H. Omalley, to a point; thence running easterly 50 feet along a portion of Avenue to a point; thence running southeasterly 95 feet more or less along the northeasterly street line of Avenue to a point; thence running northeasterly 65 feet to a point, thence turning and running southeasterly 12.4 feet to a point, thence turning and running northeasterly 110 feet to a point, thence turning and running northwesterly 54 feet to a point, thence turning and running southwesterly 19.8 feet, all along land now or formerly of Kimberly A. Carrigan, to a point; thence running northwesterly 56 feet to a point, thence turning and running southwesterly 15 feet, all along land now or formerly of Esther Filangeri, to a point; thence turning and running northwesterly 340 feet along land now or formerly of David M. Johnson, land now or formerly of Kenneth R. Olson, land now or formerly of US. Army Corp of Engineers, land now or formerly of Sharon E. Salen, land now or formerly of Jeffrey D. Longhenry and land now or formerly of Ruperta C. Uhler, each in part, to a point; thence running southwesterly 150 feet along land now or formerly of Ruperta C. Uhler to a point; thence running northwesterly 109 feet along the northeasterly street line of Avenue to a point; STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 2-3 FINAL DRAFT thence running northeasterly 1,365 feet more or less along the northwesterly street line of Adelaide Street and along the extension of said street line to a point; thence running South East 2,035 feet more or less to a point, thence turning and running South East 2,410 feet to a point, thence turning and running South West 780 feet to a point, thence turning and running North 35?-00?? 00" West 1,120 feet more or less, all along a portion of land of the State of Connecticut, to a point; thence running southwesterly 555 feet more or less along land of the State of Connecticut and land now or formerly of Thames Shipyard Repair Company, each in part, to a point; thence running southeasterly 190 feet more or less along the southwesterly street line of Perry Street to a point; thence running southwesterly along the extensiOn of the southeasterly street line of Governor Winthrop Boulevard to the point of beginning. Being more particularly bounded and described on a map entitled: "Project Boundary Map, State Pier Municipal Development Plan, New London, Connecticut," Scale: Dated: January 27, 1999, Figure: 2, and Prepared by: Milone MacBroom, Inc. 2.2 Property Description Action Area The following is a legal description of the Action Area as illustrated on Figure 3: STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 24 FINAL DRAFT State Pier Action Area, 376,720 square feet, 8.648 acres Beginning at a point on the northerly streetline of State Pier Road (State Road 437) at the division line between land now or formerly of the State of Connecticut and the parcel herein described; thence running North West 46.00 feet along land now or formerly of the State of Connecticut to a point; thence running along a clockwise curve having a radius of 5,654.65 feet, 658 feet more or less along land now or formerly of Amtrak and land now or formerly of the State of Connecticut, each in part, to a point; thence running southeasterly 307 feet more or less along the Thames River to a point; thence running South West 212 feet more or less to a point, thence turning and running South West 490.08 feet to a point, thence turning and running South West 220.25 feet to a point, thence turning and running North West 39.93 feet to a point, thence turning and running South 84??00'?42" West 49.27 feet to a point, thence turning and running South 56?- 52'-53" West 59.76 feet to a point, thence turning and running along a clockwise curve, having a radius of 475.00 feet, 211.59 feet to a point, thence turning and running North West 432.19 feet, all along land now or formerly of the State of Connecticut, to a point; thence running North East 50.03 feet to a point, thence turning and running North West 89.89 feet to a point, thence turning and running South 82?~0 West 49.13 feet, all along the streetline of State Pier Road to the point of beginning. STATE PIER MUNICIPAL DEVELOPMENT PLAN LONDON, CONNECTICUT FEBRUARY 1999 2-5 FINAL DRAFT It should be noted that the internal boundaries of the parcels within the Actin Area will be required to be surveyed to an A-2 accuracy and will be performed after the MDP is adopted and prior to its initiation of property acquisition. fl 55pmdp-jea.doc STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 2-6 FINAL DRAFT 3.0 U) p?A EXISTING CONDITIONS Existing Land Use and Zoning 3.1.1 Existing Land Use As depicted on Figure 4, "Existing Land Use," the core of the Project Area is predominately industrial in nature with a clear dependency on port and rail access. The majority of the land area in the southern and eastern portions of the MDP area is owned by either New England Central or Canadian National railroads and contains tracks accessing the State Pier, the Canadian National Pier, connecting to Amtrak?s main line or contains siding tracks. Until recently, State Pier and the surrounding parcels along Sixteenth Street and the eastern portions of Twelfth and Tenth Streets were under federal ownership and used by the Department of the Navy. These parcels have since been transferred to the State of Connecticut Department of Transportation and constitute one of Connecticut's three deep-water ports. Fox Navigation presently leases a portion of the waterfront just north of the State Pier and operates a high-speed ferry service. Currently, with the exception of the ferry staging area, most of the land area east of the Sixteenth Street right?of?way is used for ferry- related parking. Out of character with its current surroundings is a small pocket of residences. These residences, most of which were built in the 1890's, were passed over as part of previous Urban Renewal property acquisition activities. There are 14 residential structures on the parcels bound by or located along the approach to State Pier on the west, State Pier Road on the north, Fraser Street on the east, and Twelfth Street on the south. According to assessor records, three of these structures are single?family homes; ten of these structures STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 3-1 FINAL DRAFT LEGEND 0 Single Family 0 Municipal 0 Two Family 0 Park a Three Family 0 Club/Lodge . Multi-Family Parking . Commercial 0 Transportation 0 Industrial Vacant . Warehouse/Industrial - - - Project Boundary i a 3?3 EH5 ?235 i 3 ?53355 :32? g&:8 zn-EE Sit-Du: mmEz si?sm 3% ?ig? 332$ Sz?g a mitt; 1"=4oo' DATE JANUARY 21, 1999 mam-rue. 1375.024 FIG. 4 are two?family homes, and one structure was converted to commercial usage but is currently vacant. A large urban renewal parcel, owned by the City of New London, is located at the intersection of State Pier Road and Thomas Grif?n Road. The location of rail lines and elevated roadways separate the MDP area into distinct regions. As a result of the creation of the 1-95 corridor and urban renewal activities in the 1970's, there are pockets of light industrial/warehousing usage, public housing and municipal public works related facilities in and abutting the northern and western portion of the MDP area. There is also a DEP operated boat launch under the interstate/bridge right-of?way. In the extreme northern portion of the MDP area, just south of Riverside Park, is a small enclave of residential uses of varying age and type and two lodges/fraternal clubs -- a Moose Lodge and a Polish American Veterans Auxiliary Club. Included as Appendix A is Table 1, State Pier MDP Study Area Property Characteristics, providing a parcel by parcel inventory taken from City of New London tax records. Table 2 is a list of characteristics of residential properties within the Project Area. 3.1.2 Existing Zoning As shown in Figure 5, "Existing and Proposed Zoning Map," the Action Area is located in a WCI Waterfront Commercial Industrial Zone and District as de?ned in the Zoning Regulations of the City of New London. The regulations applicable to a WCI Zone permit a variety of water-dependent uses and port facilities, manufacturing, railroad operation, and boatyard uses, among others. The allowed lot coverage is 50% and the maximum permitted building height is 45 feet. The WCI Zone was created in 1983 in recognition of unique waterfront and port district development requirements. STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 3-2 FINAL DRAFT wwg' [(42 (3-1 LEGEND Two Family Medium Density Res District General Commercial District Waterfront Development District Waterfront Commercial-industrial Light Industrial Of?ce District Open Space District Multi-Family Of?ce High Density District Central Business District Project Boundary Zone Boundary ma?a i3 2'25; h-32g? eggs? e? mgr, 33? <8 3 OEUE ?5 sen: 1"=4oo' DATE JANUARY 21, 1999 PROJECT No. 1876?02.] 5 3 .2 thsical Environment The following section provides discussion of the physical characteristics of the MDP area based on published data. Field observations were made by Milone MacBroom, Inc. and Harrall-Michalowski Associates personnel to ascertain the condition of streets and infrastructure systems. 3. 2. 1 Topography Generally, the MDP area has relatively gentle slopes. The shoreline edge of the property along the quay is steeper with an approximated 15-foot rise in elevation from the Thames River to the adjacent parking area. The residential area bounded by State Pier Road, Sixteenth Street, and the access drive to the pier lies on a bluff overlooking the port and New London harbor. The steep topography between the Action Area and the State Pier may need to be altered by a future developer in order to integrate the property into existing port operations. Figure 6, "Topography and Soil Boring Location Map," was prepared speci?cally for this MDP. 3.2.2 Soils The soil underlying the Project Area and the surrounding Vicinity have been mapped and described in the publication "Sur?cial Geology of the New London Quadrangle? by Richard Goldsmith (1962), as published by the US. Geological Survey. The portion of the State Pier MDP area west of the rail right-of-ways as well as the residential area is underlain by a glacial till. It consists of compact sandy and gravelly till. with a relatively smooth surface. Also included are a few thin masses of loose till and small lenses of stratified material. A small pocket in the northwestern corner of the MDP area is identi?ed as having bedrock outcropping. The remaining portions of the MDP STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 3-3 FINAL DRAFT Boll Boring Locatlon In Association with: HMA Hamll Mich?owski Associatcs Planning Consultants TOPOGRAPHY AND SOIL BORING LOCATION MAP STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT elm IN hum-monk] Scloncv Wm. hbbr-po Arab?: Cum our: 003) 271-1773 FAX 003) 2719733 -1mlm 1'-300' JANUARY 21. 1999 1676-02-1 o- wn: FIG. 6 mm area are classi?ed as arti?cial ?ll. These are generally earth ?ll and contain little or no amounts of trash. The U. S. Department of Agriculture's (USDA) Natural Resources Conservation Service (NRCS) has developed soil mapping of New London County, Connecticut. The soil survey shows that the Project Area is underlain predominantly by urban land and Udorthents-urban land complex. Small pockets of Hinckley gravelly sandy loam, characteristically having 3% to 15% slopes remain in the MDP area. These Hinckley soils are mainly restricted to the residential area. The Udorthents-urban land complex consists of excessively drained to moderately well drained soils that have been disturbed by cutting or ?lling, and areas that have been covered by buildings or pavement. Both the urban land and the Udorthents-urban land complex mapping units require on-site soil investigation and evaluation for most uses. Urban land consists of land where more than 85% of the surface is covered by streets, parking lots, buildings, and other structures. Most of the original soils underlying these areas have been altered by excavating or have been covered with ?ll material. Buildings and pavement cover a large portion of the area. The predominant soils present consist of arti?cial ?ll materials that are generally of low erodibility and have been previously compacted for development purposes. Seven soil boring locations as depicted in Figure 6 were selected for the project. (Boring logs are contained in Appendix F.) Borings B1 to B4 were conducted in or near the action area and the remainder of the borings were conducted on an adjacent redevelopment parcel. The borings were performed on December 29 and 30, 1998, with the exception of B3 which was not drilled due to an overhead utility con?ict. The three borings conducted for the action area generally show soft sandy gravel subsoil throughout the entire depth. Borings B-3 and B-4 show a shallow ?ll area from the STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 3?4 FINAL DRAFT surface which extends to depths of 1.5 feet to 6.5 feet. In addition, boring B-l encountered water at 8 feet and an unknown source of diesel fuel at 12 feet. It is not anticipated that any development within the Action Area will cause disturbance of material to a depth where the diesel contamination was encountered. The borings conducted on the redevelopment property show sand and rubble fill beginning at the surface and extending to depths of 5.5 feet to 10.5 feet. The remainder of the subsoil is ?rm gravel with traces of organic soil. All three borings encountered refusal at a depth ranging from 13 feet to 16 feet. A 5-foot rock coring was taken at a depth of 13 feet for boring location The coring produced a granite type of rock with a mixture of other rock formations. 3.2.3 Flood Hazard The Project Area is located along the west bank of the Thames River, approximately 3.5 miles upstream of Long Island Sound. The Thames River has a watershed area of 1,473 square miles, consisting of rural woodlands, farmland, and moderately developed areas in eastern Connecticut. The river has a length of only 15 miles to Norwich, which is both the head of tide water and the con?uence of three major tributaries: the Yantic, Quinnibaug, and Shetucket Rivers. River estuaries can be subject to two types of ?ooding: riverine runoff and coastal storm surges that raise tide levels along the shore to create wave run-up. Portions of State Pier and the surrounding areas contain ?ood hazard areas as delineated by the Federal Emergency Management Agency (FEMA) Flood Insurance Maps. These are shown graphically in Figure 7. Both lOO-year V-zones and A-zones are located within the project boundary. The hazard zone designated as zone represent those highly exposed areas subject to ?ooding, caused by the combination of coastal waves superimposed upon the lOO-year frequency stillwater coastal ?ood level. Zone A hazard areas are subject to the 100-year storm STATE PIER MUNICIPAL DEVELOPMENT PLAN LONDON, CONNECTICUT FEBRUARY 1999 3-5 FINAL DRAFT 5.55 SoFowzzoo .2829 :52 E552 sag 4 m. 7 $535 25; 4:622: shun." mm . Ea E?m ?224,034. .1 m. 3.532% w13.th 3Q 51.9.33: Moran. E25 9 two?acmm?u I 37:31:." 35> 1?mz ?8.38 3:25?3:- 1:2 :35" 95.3: sz 52002. oozzmodn? ma?a g? 4.2 4.1.2.3. Off?Street Parking and Loading Off-street parking and loading spaces shall be provided for each lot in accordance with the provisions of the New London Zoning Regulations. Proposed Zoning This Plan proposes to utilize the Zoning Districts as they currently exist and as shown in Figure 5, "Existing and Proposed Zoning." The Action Area will remain within the WCI, Waterfront Commercial Industrial zone district. Any future rezoning will follow the provisions of Article XI of the New London Zoning Regulations. If required, any rezoning application will be made by the NLDC at such time as a redeveloper has been selected for a disposition parcel and a Land Disposition Agreement executed. In the event of any difference between the land use controls of this Plan and the Zoning Regulations, the more restrictive shall apply. Redevelopment Standards and Controls The purpose of this section is to establish standards, controls, guidelines, and procedures for the development of integrated industrial and/ or commercial projects in the Project Area. In the preparation and review of the plans for this project, all elements of the proposed development, including structures, open spaces, pedestrian walkways, curb? cuts, landscaping and any other improvements to be constructed on the site, shall be considered as one uni?ed development undertaking even if construction of various components are to be staged over a period of time. STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 4-3 FINAL DRAFT 4.3.1 Master Site Plan All plans submitted by the redeveloper relating to the construction of all facilities, buildings and improvements shall take the form of a Master Site Plan for the disposition parcel to be redeveloped. The Master Site Plan shall assure that the proposed development is properly related to surrounding development and to existing development in the adjacent district. 4. 3.2 Site Planning, Architectural Guidelines, and Design Review All site plans, architectural plans and drawings and such other documentation prepared in relation to the proposed physical development of this Project Area, including all public open spaces whether open or enclosed, shall conform to the Master Site Plan and to the Plan objectives listed herein. While the proposed redeveloper is given wide latitude in concept, design and layout within the standards and guidelines speci?ed in this Plan and the City's Zoning Regulations, all structures, facilities, other improvements and public areas must re?ect distinguished architectural expression and techniques in order to assure attractiveness, quality and permanence. Prior to applying to the Building Department for any permits required for any construction activity on any portion of the project site, the redeveloper shall submit plans, drawings, renderings, and such other graphic or written documentation as may be required by the New London Development Corporation (N LDC), to the NLDC for its review and approval. The nature and type of plans and other drawings and materials to be submitted, the time frames for such submission(s), the procedure(s) to be followed in making such submissions and the process to be undertaken by the NLDC in its review and approval of said submissions shall be set forth in the Land Disposition Agreement to be executed between the Redeveloper, the City and the NLDC. STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 4-4 FINAL DRAFT 4.3.3 Regulations and Controls Applying All Sections of the Project Area (1) Urban Design Objectives The design objectives which follow are set forth as a guide to both public and private agencies which will be engaged in development and/or rehabilitation of properties in this Project Area. Their intent is the establishment of a total environment, blending existing and new or rehabilitation developments into a harmoniously functioning area. These objectives will be a major consideration of the NLDC during its review of development proposals. lnteg rated Design Buildings within the Project Area should be considered as integral parts of an overall development area and development With appropriate consideration for both proposed and existing buildings with respect to height, mass, siting, circulation patterns, location, materials, orientation, signs, lighting and use. Appropriateness of Design and Materials Designs and materials for all development should re?ect the traditions and architectural style of New London. Particular care should be taken in the design and choice of materials for buildings adjacent to existing historic or architecturally signi?cant buildings. Life cycle cost analysis should be undertaken as part of the design emphasizing energy conservation with consideration of alternative energy technologies for projects being funded through public money pursuant to Section 16a-38 of the Connecticut General Statutes. STATE PIER MUNICIPAL DEVELOPMENT PLAN LONDON, CONNECTICUT FEBRUARY 1999 4-5 FINAL DRAFT Commercial Obiectives Commercial uses should be developed with an urban rather than suburban character. The State Pier district is highly visible from New London's downtown waterfront, and the character of development should not be overly assertive with respect to size and shape of buildings, signs, colors and materials. Individual developments must be designed so as to achieve an overall feeling of unity. Where commercial uses abut residential areas, they should be appropriately screened and/or provided with harmonious facades, walls and other architectural elements. Liberal Landscaping Planting of trees and liberal landscaping appropriate to the functioning of the area, the overall landscape and drainage pattern should be encouraged. Existing trees should be preserved wherever possible. New trees should be of the largest practical diameter. Signs The design and use of signs shall be in keeping with the area's overall architectural character. Coordination of the type, size and location of signs shall be required. (0 Existing Development Existing buildings and site development to remain should be rehabilitated to ?t within the general design framework. STATE PIER MUNICIPAL DEVELOPMENT PLAN LONDON, CONNECTICUT FEBRUARY 1999 4-6 FINAL DRAFT 4.4 In the event that any con?ict between the standards set forth herein and those contained in the New London Zoning Regulations, the stricter standards shall control. Rehabilitation Standards and Controls Standards have been developed by the City to serve as the basis for rehabilitation of existing structures to provide an environment and accommodations which are decent, safe, sanitary, livable and designed to have continuing appeal. These standards are directed to the rehabilitation of structures on a long-term basis with an estimated mortgage life of 20 years, except for normal replacement items. The requirements set forth supplement all State and local codes adopted by the City of New London and all ordinances applicable to the regulation and control of building construction and renovation, and constitute additional controls and requirements. The rehabilitation of any building under the standards must also be in compliance with all such applicable codes and ordinances. These include, but are not limited to: a. New London Housing Code b. BOCA National Building Code/ 1990, as amended c. National Electric Code: NEPA 70/1993 d. BOCA National Mechanical Code/1990, as amended e. National Life Safety Code: NEPA 101/1991 f. New London Zoning Regulations Wherever local or state code regulations or requirements permit lower standards than those required, the Property Rehabilitation Standards shall apply. STATE PIER MUNICIPAL DEVELOPMENT PLAN LONDON, CONNECTICUT FEBRUARY 1999 4-7 FINAL DRAFT 4.5 Interim Use of Acquired Property Although it is anticipated that all properties to be acquired will be substantially renovated or demolished upon completion of relocation of building occupants and the sites utilized for construction of proj ect improvements, interim use of acquired buildings or vacant land shall be permitted under the conditions set forth herein. With the approval of the NLDC upon the submission and review of such documentation as it may require, a building or structure which has been acquired and which is scheduled for demolition may be retained and used by a redeveloper and/or its contractor(s) as a site ?eld of?ce to house such staff as is required to supervise and otherwise oversee construction activities occurring within this Project Area. No portion of any building retained under this paragraph may be leased or otherwise occupied by an entity other than those speci?ed herein above and approved by the NLDC. Upon completion of the construction activities for which this building was retained or no later than a date established by the NLDC, the building shall be demolished or substantially renovated. fl 5 dp-j ea .doc STATE PIER MUNICIPAL DEVELOPMENT PLAN LONDON, CONNECTICUT FEBRUARY 1999 4-8 FINAL DRAFT 5.0 5.1 PROPOSED IMPROVEMENTS TO ACTION AREA Proposed Site Improvements Within the Action Area, the proposed improvements generally will involve the removal of structures, streets and utilities, and the grading and stabilization of the site. Upon completion of improvements, the site will be suitable for reuse as an outside storage area for cargo or for the construction of a port-related warehouse or manufacturing facility. The contemplated improvements will be compatible with the existing adjacent uses including Fox Navigation, State of Connecticut port of?ce building, and the cargo handling operations conducted by the port operator, Logistec. More speci?cally, the proposed site improvements will include: The preparation of a demolition plan and site plan. The plan would include a reconnaissance survey of the Action Area in order to identify and evaluate all archeological resources that may exist within the project boundaries and the protection thereof pursuant to guidelines promulgated by the of?ce of the State Archeologist and the State Historic Preservation Of?cer, speci?cally the "Environmental Review Primer for Connecticut's Archeological Resources." 5.1.2 The demolition of 17 wood frame structures and existing improvements on 14 residential properties. All structures, including foundations, will be removed from the Action Area and disposed in accordance with federal and State statutes. 5.1.3 The removal of the following streets and related improvements: 0 . Eighth Street (maintain existing subsurface utilities). Removal of Eighth Street will need to be coordinated with so as not to impact existing vehicular circulation patterns critical to port Operations. STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 5-1 FINAL DRAFT /r REMOVE TWELFTH ,rr? "or? 13333133qu REMOVE EIGHTH STREET i250' REMOVE FRASER STREET REMOVE TENTH STREET 5:200' REMOVE SIXTEENTH STREET STREET 1200? bummer; 1-32} BUILDING TO BE REMOVED Exigting Legend Existing Electric Service . :1 A mm.? Existing Telephone Service . i Water Malns I, I I . Sanitary Sewer Mains . ?3 Existing Storm Sewer InAssocintionwim; HMA Hann?h?chalowskiAssocinms PlanningComuhante Hmdm,Cl? SITE PLAN - PROPOSED SITE DEMOLITION MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT $Mnmamcnnoou- STATE PIER ii 3 2 ?ag 1" 100' JANUARY 21, 1999 1876?02-1 m?moerm FIG. 13 0 Tenth Street between State Pier Access Road and Fraser Street (balance of street has been removed previously) 0 Twelfth Street from State Pier Access Road and Sixteenth Street 0 Sixteenth from Twelfth Street south (balance has been removed previously) 0 Fraser Street from Eighth Street to Twelfth Street 5.1.4 The grading of entire disturbed area uniformly to achieve positive grade and blend with surrounding undisturbed property and stabilize the site by placing soil and temporary vegetative cover. 5.1.5 Access to the State Pier will be retained via State Pier Road (State Road 437) and the State Pier access. 5.2 Site Improvement Budget The following is an opinion of probable construction cost to perform the work described above. The opinion is subject to revision based on actual construction documents and project speci?cations. TABLE 6 Opinion of Probable Construction Costs Action Area State Pier MDP Unit Item Unit Quantity Price Cost Demolish Building Site BA 14 $25,000 $350,000 Improvements Remove Pavement Abandon LF 1,350 50 67,500 Utilities Subgrade Disturbed Area SY 13,500 2 27,000 Provide Soil Seed SY 13,500 3 40,500 Subtotal $485,000 Engineering, Inspections $95,000 Contingencies $75,000 Total $655,000 Source: Milone MacBroom, Inc. STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 5-2 FINAL DRAFT 5.3 Traffic Impacts For purposes of analysis and comparison, two development scenarios were analyzed: Minimal Developmental Growth and Total Redevelopment. Minimal developmental growth assumes no major development will occur. This scenario, earlier referenced as "background traffic," accounts for normal traf?c growth in the area. Total redevelopment assumes parcel consolidation, possible roadway closure or restructuring and build-out of selected parcels. It should be stressed that the information developed within this study is meant for analysis only. Based on preliminary estimates, the MDP Action Area is anticipated to support a i150,000 square foot warehouse development. Estimates of the amount of traf?c expected to be generated by the anticipated warehouse development were made using the 1997 Institute of Transportation Engineers (ITE) publication "Trip Generation." For purposes of analysis, Land Use Code 150 (Warehousing) was used. It is anticipated that this proposed development will generate a total of 123 vehicles during the AM peak hour (100 In, 23 Out) and 113 vehicles during the PM peak hour (27 In, 86 Out). The addition of these vehicle trips to the background traf?c continues to indicate that the intersection of Williams Street and State Pier Road will operate poorly for motorists making a left turn from State Pier Road onto Williams Street. Overall operations at the remaining intersections are expected to be "good," experiencing LOS or better. Level Of Service results are summarized in Appendix B. STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 5-3 INAL DRAFT The intersection of State Pier Road at Williams Street has been evaluated to determine the need for a traf?c signal. The criteria established for the installation of a traf?c signal as outlined in the Manual on Uniform Traf?c Control Devices has been reviewed. The results of our investigation indicate that a traf?c signal may be warranted in the future. In conjunction with the State Traf?c Commission (STC) certi?cate application, the warrants for the installation of a traf?c signal at this location will need to be further explored. 5. 3.1 State ra?ic Commission Requirements The Connecticut Department of Transportation State Traf?c Commission (STC) requires certi?cates for the construction or expansion of developments which will generate large volumes of traf?c. Based on the guidelines of Section 14-311, in coordination with any plans for redevelopment, an application will need to be submitted to the STC for their review and approval in the event that a building of 100,000 square feet is constructed or parking for more than 200 cars is developed. 5.3.2 Parking To determine the number of parking spaces required to support activities for the proposed i100,000 square foot warehouse, the City of New London's Zoning Regulations were reviewed. The current Zoning Regulations do not provide parking rates for warehousing facilities. However, the City has determined that industrial (non?warehouse) use will require 1 space per 500 square feet. Based on experiences in other communities, this ratio seems to be applicable for warehouse facilities. Therefore, 200 spaces are likely to be needed to support the anticipated development of the Action Area. However, this standard should be reviewed for its applicability when a speci?c development is proposed. STATE PIER MUNICIPAL DEVELOPMENT PLAN LONDON, CONNECTICUT FEBRUARY 1999 5-4 FINAL DRAFT 5.4 Consistency with Coastal Management Act The activities proposed in this MDP for the Action Area are consistent with the policies contained in the CCMA. It should be clearly understood that the work contemplated in the short term is limited to demolition and site grading. Upon completion, it is likely that the vacant site will be redeveloped in the near future for a port related use such as warehousing. However, there are no building or site plans which can be evaluated for their speci?c impacts. When speci?c plans are prepared, they will require further review for CCMA consistency. For the coastal resources identi?ed in the State Pier Project Area, the following ?ndings may be made with respect to the activities in the Action Area. 5.4.1 Coastal Waters No activities are proposed directly in the coastal waters adjacent to the Action Area. The immediate site preparation and eventual development will alter surface runoff discharges to these waters. Therefore, appropriate controls, designed to remove sediment and oil or grease typically found in runoff from parking and driving areas, will be included in any new or reconstructed stormwater collection system to be installed in the Project Area. Potential controls include gross particle separators, deep sump catch basins with oil- grease traps, and/or sedimentation basins. Catch basins installed in conjunction with roadway or parking lot paving will have deep sumps to trap sediments and hoods to trap oil and grease. If more than one acre of pavement drains to a common discharge point, a gross particle separator will also be installed. Gross particle separators are very effective in removing some contaminants. Therefore, it is recommended that the appropriate unit with a cyclonic design be installed in conjunction with each outfall, depending on the size of the drainage area. Provisions will be made for the periodic maintenance that will be required to ensure continued effectiveness of these control measures. STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 5-5 FINAL DRAFT The proposed site improvements will require the general permit for stormwater discharges from construction sites where ?ve or more acres are to be disturbed. In addition, the subsequent development of the warehouse facility will require the general stormwater permit for commercial facilities. It should also be noted that an additional requirements of these general permits is that where the discharge is located less than 500 feet from a tidal wetland, the stormwater collection system must be designed to retain the volume of runoff generated by one inch of rainfall on the site. 5. 4. 2 Coastal Hazard Area No activities proposed in the Action Area fall within the coastal hazard area. 5. 4.3 Estuarine Embayment No proposed activities will adversely affect the estuarine embayment. Access to the boat launch is being maintained. The site of the proposed ?shing pier at Winthrop Point will not be affected by the contemplated redevelopment of the Action Area. 5. 4. 4 Developed Shore??ont No further extension of the developed shorefront is contemplated by the activities in the Action Area. 5. 4. 5 Shoreland The proposed redevelopment within the Action Area is designed to remove existing blighted conditions in order to increase the ef?ciency of a water dependent use. Future construction will maintain access to the waterfront and will incorporate site planning and design features which will limit negative visual impacts. fl 55pmdp-jea.doc STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECT ICUT FEBRUARY 1999 5-6 FINAL DRAFT 6.0 6.1 6.2 MARKET ANALYSIS Background A study entitled "Real Estate Market Analysis, State Pier Property, New London, has been prepared by RKG Associates, Inc. for NLDC and appears in Appendix C. The following is a summary of that study. The construction of a 150,000 square foot warehouse facility, with ancillary exterior storage for break-bulk cargo operations, has been suggested as a likely use for the MDP Project Area, all or part of which could occur in the Action Area at the State Pier. RKG Associates initiated a market study to update the real estate analysis contained in the Transportation and Land Use Compatibility Study for the New London State Pier, prepared in 1997 by the Maquire Group. This report represents an update of the previous study. Current market conditions were evaluated for of?ce and industrial uses. Also, the locational attributes of the site were evaluated as they relate to marketability of the site. In New London County, the expansion of the gaming and tourism industries has had the most noticeable impact on the commercial and residential real estate market over the past few years. In addition, the downsizing of defense-related industries has created increased vacancies in of?ce, industrial, and commercial properties. Findings Both the New London County and the City real estate market were analyzed in order to evaluate alternative real estate market options for the State Pier site. The major ?ndings and conclusions of this analysis are summarized below. STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 6-1 FINAL DRAFT 6. Site Specific Findings 0 The State Pier would bene?t from the removal of the enclave of residential houses, not only in terms of making the site more developable but also removing a blight problem. 0 In addition, the proposed traf?c improvements for the area should serve to reduce traf?c confusion and improve circulation. The creation of a large warehouse/distribution operation would provide a complimentary use to the existing industrial activities in the neighborhood. In addition, the availability of multi-modal transportation alternatives could help regional businesses compete more ef?ciently. 0 According to regional real estate brokers, the strongest demand for industrial properties is for modern, high bay warehouse facilities, similar to the facility proposed for the State Pier. Given the proximity of the property to Interstate 95, this use would seem to be a good ?t for the State Pier site. Although manufacturing use would provide greater bene?ts in terms of employment opportunities, the manufacturing segment of the regional economy has been hard hit. Manufacturing in New London as well as Connecticut has been on the decline for the last 50 years, and the State Pier property is not likely to reverse this trend. Water?related manufacturers would be good alternatives and the Free Trade Zone designation may encourage a company looking to expand. However, the site does not provide enough land area for a large-scale plant like Electric Boat or Dow Chemical. STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 6-2 FINAL DRAFT 6.2.2 Findings Related to the City and Region 0 Since 1980, the New London County's employment base has been transformed from a defense-related manufacturing base to more of a service and tourism oriented economy. 0 The New London County real estate market, similar to its economic base, has been in transition and is beginning to show signs of recovery. Real estate values, in general, have been steadily increasing over the past several years. However, values remain below levels experienced in the mid to late 19805 in many markets. In addition, the recession of the early 19908 has left a number of buildings trading well below their replacement costs. 0 The real estate market in New London County is primarily dominated by end users. This is evidenced by the large and diverse facilities owned by the major employers located throughout the region. 0 The larger region has an adequate supply of commercial and industrial land for long? term expansion. However, the supply of commercial and industrial land in the City of New London is limited. Development of the State Pier property for warehouse operations will help to meet the needs of this segment of the market, which has performed well over the past two years, and capitalize on the proximity of the site to Interstate 95. A supply of 2.5 million SF of non?residential buildings is available in the New London County market. Approximately 31 percent of non-residential buildings are located within the City of New London, with the remaining 69 percent scattered primarily between Norwich, ewett City, Groton, and Waterford. Although a majority of this supply is industrial, only a small percentage is in the City of New London. STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 6?3 FINAL DRAFT A large percentage of the regional supply of industrial buildings is older mill- type complexes. In contrast, only 20 percent of the region's available industrial properties is considered to be "modern" (post-1980 construction). At this time, there is only one available post?1980 industrial building (15,000 SF) in the City of New London. This suggests that there is a limited supply of quality industrial space for potential users and that development of a modern warehouse industrial facility at the State Pier site could be supported. 0 Twenty four percent (598,200 SF) of the total regional supply of non?residential buildings are of?ce properties of which 62 percent (371,400 SF) are within the City of New London. This includes approximately 190,000 SF at the former Naval Undersea Warfare Center (NUWC) site, which is expected to be demolished, according to the Municipal Development Plan for Fort Trumbull. At the present time, there is a limited supply of available Class A of?ce space (46,000 SF) in the City of New London. Most of the other available of?ce properties (97,100 SF) are Class and buildings in the downtown area. 0 Retail/commercial service buildings constitute the remaining 11 percent (265,615 SF) of the available regional building supply. Nearly 54 percent (143,000 SF) of this space is located in the City of New London, and a majority of this supply is ground ?ow space in the downtown area, suggesting a sizable inventory. Recently, the New London Development Corporation initiated a Downtown Master Plan that will develop a long-term strategy and implementation plan for revitalizing this section of the City. 0 Real estate conditions in the City of New London have shown signs of recovery as evidenced by 90 percent occupancy level at selected Class A of?ce buildings. However, occupancy at the older Class and buildings is lagging behind. Although rents at Class A properties have stabilized, they remain below the level STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 6-4 FINAL DRAFT needed to support new speculative construction. In addition, the historic sales values of Class A of?ce space, created by past imbalances in the market, have not recovered suf?ciently to justify new construction except for an end?user. fl 55pmdp-jea.doc STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 6-5 FINAL DRAFT 7.0 ACQUISITION AND DISPOSITION 7.1 Land Acquisition Properties Designated for Acquisition All properties to be acquired are shown on Figure 15, "Acquisition Map," attached hereto and listed in Table 7 below. The listed properties will be acquired on or before December 31, 2000, unless this date is extended by the City Council upon request of the NLDC. All buildings and other structures on land to be acquired will be demolished and removed to permit proper redevelopment for the proposed land uses set forth in this Development Plan. No property is proposed to be acquired for rehabilitation, conservation, or historical preservation. It should be noted that the State of Connecticut owns land within the Action Area which will not be acquired under this Plan but may be made available at some time in the future under a lease arrangement. TABLE 7 Properties Proposed To Be Acquired Action Area Assessors Map, Block, Lot Street Address 38?239-01 73 Tenth Street 38-239-02 75 Tenth Street 38-239-03 38 Twelfth Street 38-239-04 34 Twelfth Street 38-239-05 3,5: .Latz??Twelfth Street 38?240-01 29 Eighth Street 38-240-02 33 Eighth Street 38-240-03 28 Fraser Street 38-240-04 24 Fraser Street 38-240-05 82 Tenth Street 38-240-06 78 Tenth Street 38?240-07 74 Tenth Street 38-241-01 Lot 1 Tenth Street 38-241-02 Lot 2 Sixteenth Street 38-245-05 Lot 5 Twelfth Street 38-245-06 33 Twelfth Street 38-245-07 39 Twelfth Street 38-245-08 54 Sixteenth Street 38-245-09 Lot 9 Sixteenth Street STATE PIER MUNICIPAL DEVELOPMENT PLAN LONDON, CONNECTICUT FEBRUARY 1999 7-1 FINAL DRAFT . LnouoaNNos mm m, 33 .8 ?%mm mm walomnw 2 VWH Bald ELVLS :5 de Momsmoov - ans 'i i 5 i PROPERTIES TO BE ACQUIRED PROPERTIES NOT TO BE ACQUIRED FIG. 15 7.2 7.1.2 Streets to be Closed, Vacated or Realigned Eighth Street, Tenth Street, Twelfth Street, Sixteenth Street and Fraser Street are proposed to be eliminated under this Plan. Figure 16, "Rights?Of-Way Adjustment Plan," identi?es streets to be vacated in order to achieve project objectives. 7.1.3 Development Actions To comply with local objectives as set forth herein and to accomplish the objectives of this Plan, the Development Agency will utilize full range of development and renewal activities as set forth in Chapter 132 of the General Statutes, as amended, including: (1) acquisition of property; (2) interim management of acquired properties; (3) relocation of individuals, families and businesses; (4) demolition of structures and improvements; (5) interim use of properties acquired; (6) disposition at fair market value by sale, lease or transfer of property for private development in accordance with the regulations set forth in this Plan; and (7) site improvements Appraisals and Title Searches Title searches for properties to be acquired by the NLDC pursuant to the Plan will be available at NLDC's offices. Appraisals for properties to be acquired by the NLDC will be obtained but will be exempt from public disclosure under Section l-l 9 of the General Statutes, as amended, until such time as all of the properties have been acquired. STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 7?2 FINAL DRAFT 7.3 Parcels Not Designated for Acquisition That May Be Acquired 7.3.1 Parcels designated as "not-to-be-acquired" on Figure 15, "Acquisition Map," may be acquired under this Plan. 7.3.2 Those properties designated as "not-to-be-acquired" which are not utilized in conformance with the provisions of this Plan and/or are not in conformance with the City's Property Rehabilitation Standards may be subject to acquisition by the NLDC. Upon the acquisition of such properties and based upon studies and data available, the NLDC will either: Rehabilitate the property in conformance with the Property Rehabilitation Standards and objectives of this Development Plan and dispose of said property at its fair market value in accordance with applicable regulations. If a sale cannot be consummated by the time rehabilitation is accomplished, the property may be rented pending continuing sale efforts; Sell or lease the property at its fair market value subject to rehabilitation in conformance with the Property Rehabilitation Standards and objectives of this Plan; or Demolish the structure or structures thereon and dispose of the land for Development at its fair market value for uses in accordance with the Plan. 7.3.3 Property information and ?nal engineering design to be obtained during the execution stage of this project may indicate the need for minor revisions in taking lines, thus requiring the acquisition of property not at this time designated for acquisition. STATE PIER MUNICIPAL DEVELOPMENT PLAN LONDON, CONNECTICUT FEBRUARY 1999 7-3 FINAL DRAFT xztzim' {no-?rnuI-Fgm :Emaw-?uh STREET 21:250' 9 REMOVE FRASER STREET 9450. REMOVE TENTH STREET REMOVE EIGHTH REMOVE TWELFTH 9? 9 9 9' 9 . fir/i] I) i 5/191} 9/ . MEN mm? mumWszz?msz?mgzm: 9 ?mm 9'9 IVWH Bald alVlS i 1 99999999999999 smamsnrav - NV'E5230 a a 5 *4 9995 99 99 2 23 a 0 [1 ammoo mm mm gsmopqogw ?3.118? VWH mm nonmossv. . MEN NV'ld 'lVdIGanW Bald alVlS NV'ld HUS mummiwuzm mm? ?mm? #1001133qu '100' 9? JANUARY 21. 1999 man In 1876-02?1 l?wm FIG. 17 193.500 193.000 DISPOSITION AREA 7.4 Land Disposition The Action Area is proposed to be assembled into one disposition parcel as illustrated in Figure 17, ?Disposition Map.? If future developer proposals merit subdivision into more than one parcel to achieve the objectives of this Plan such subdivision may be considered by the New London Development Corporation. 7. Restrictions Upon Use of the Parcel. Redeveloper agrees for itself and its successors and assigns as successors in interest to the parcel, or any part thereof, that the deed conveying the Parcel shall contain language covenanting on the part of Redeveloper and its successors and assigns that: 7.4.1.1 The parcel shall be devoted principally to, and only to, business purposes, including but not limited to the uses contemplated by the Plan, and shall not be used or devoted for any other purpose, or contrary to any of the limitations or requirements of said Plan. All improvements made pursuant to the Plan and this Agreement shall be used in accordance with the Plan unless prior written consent is given by the a different use; 7.4.1.2 The Parcel shall not be sold, leased or otherwise disposed of for the purposes of speculation; 7.4.1.3 Neither Redeveloper nor any successors or assigns shall discriminate or permit discrimination against any person or group of persons on the grounds of race, color, religious, creed, age, marital status, national origin, sex, mental retardation or physical disability, including, but not limited to blindness, in the sale, lease or rental, or in the use or occupancy of the Parcel or any improvements to be erected thereon, and shall not affect or execute any agreement, lease, conveyance, or other instrument whereby the Parcel or any part thereof are restricted on the basis of race, color, STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 7-4 FINAL DRAFT religious creed, age, marital status, national origin, sex, mental retardation or physical disability, including, but not limited to blindness, in the sale, lease or occupancy thereof. Redeveloper shall comply with all state and local laws, in effect from time to time, prohibiting discrimination or segregation by reason of race, color, religious creed, age, marital status, national origin, sex, mental retardation or physical disability, including, but not limited to blindness, in the sale, lease or occupancy of the Parcel. Redeveloper shall not sell, lease or otherwise convey any interest in, or permit use or occupancy of, the Parcel unless the transferee agrees to bind itself to the Redeveloper?s obligations under this paragraph. 7.4.2 Land Use Controls and Covenants on Disposition Parcels The land use controls contained in this section and Chapter 4 shall be incorporated into land covenants ?led on the land records before commencing land disposition. Schematic design, design development and ?nal design submissions shall be reviewed and approved by the New London Development Corporation. Any required City of New London design review shall also be completed. The regulations issued by the City and the guidelines of this Plan shall form the basis for this review. fl 55pmdp-jea.doc STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 7-5 FINAL DRAFT 8.0 RELOCATION OF PROJECT OCCUPANTS 8.1 General The relocation program of the NLDC is more fully set forth in the document "Relocation Plan for the State Pier Municipal Development Project" (see Appendix E). This Relocation Plan is available for public inspection at the of?ce of the NLDC. The following information is set forth to comply with the Connecticut statutory requirements concerning the relocation of project occupants and to provide the City Council with suf?cient information to ?nd that the proposed relocation is feasible. 8.2 Families and Individuals to be Displaced by the Pronosed Improvements A study of the Project Area during late 1998 identi?ed 20 households that could possibly be displaced as a result of acquisitions scheduled to occur under the project timetable. The number of households by block that potentially could be displaced is as follows: TABLE 8 Households To Be Displaced Assessor's Assessor's Residential Potential Total Dwelling Block No. Map Buildings Households Units 239 TOTAL: 14 20 23 One (1) residential building converted to laundromat and is now vacant. Two (2) buildings are vacant. STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 8?1 FINAL DRAFT 8.3 8.4 Of the 20 households to be displaced, 9 are owner occupants and 11 are renters. As occupancy was estimated from secondary sources, it is likely that not all rental units are occupied at this time. Businesses and Non-pro?t Agencies to be Displaced by the Proposed Improvements There are no businesses or non-pro?t agencies in the initial Action Area. Availability of Relocation Housing According to the Connecticut Department of Economic and Community Development 1997 Estimate of Housing Units for the City of New London, the City contains a total housing stock of 11,942 dwelling units, of which 2,224 are public or government- assisted housing units. The City has a high percentage of rental units with 6,758 renter- occupied units and 3,954 owner-occupied units. According to the 1990 Census, the overall vacancy rate for New London was 10.5% or 1,258 units. According to the current Multiple Listing Service, there are 83 houses for sale, of which 49 are under $100,000 in sales price. An ongoing survey of rentals from the newspaper classi?ed ads indicates in an average weekly listing, between 15 and 20 one-bedroom units listed for rent; 10 to 15 two-bedroom units listed; 5 three-bedroom units listed; and 5 studio/ef?ciency units listed for rent in New London. In addition, the larger apartment complexes in the area advertised unit availability without providing unit characteristics. Some of these ads offer bonus months or discounted rent in order to attract occupants. The initial relocation surveys and the experience gained from purchase of property and from recent relocations administered by the NLDC indicate that households in the State Pier MDP Action Area have available within the City?s and region's housing stock adequate comparable dwelling units as relocation resources. STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 8-2 FINAL DRAFT In view of the ?nancial and other assistance that will be available to qualifying households displaced by project actions under the Uniform Relocation Assistance Act supplemented by the Connecticut Housing Finance Agency and as explained in the project's Relocation Plan, it is reasonable to conclude that there are suf?cient suitable living accommodations within the City of New London and the region for the 20 households at rental rates and sales prices within their ?nancial reach. Implementation of the State Pier MDP is scheduled to proceed before other redevelopment projects in New London full commence thereby negating impact of these projects on relocation resources for State Pier displacees. 8.5 Availability of Facilities for Displaced Businesses and Non-pro?t Agencies Although not applicable for the initial Action Area, the NLDC intends to collect and maintain on a continuous basis current information on the availability, costs and ?oor size of comparable relocation sites for displaced businesses and non-pro?t agencies. An explanation of the relocation services and ?nancial payments that will be available to qualifying non-residential occupants displaced by project actions may be found in the project's Relocation Plan. fl STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 8-3 FINAL DRAFT 9.0 9.1 FINANCE AND ADMINISTRATION FinancinO Plan The implementation of this Plan is to be ?nanced by grant funds from State programs and land disposition proceeds. The Financing Plan for this project has been prepared to re?ect all sources of ?nds and necessary expenditures. This Financing Plan covers all activities described in this Development Plan. The Project Financing Plan and Budget have been prepared for a two-year period. This period will start upon approval of the Development Plan and Budget by the Commissioner of Economic and Community Development. The preliminary budget ?gures prepared for this project estimate a project cost of $3,731,400. The State of Connecticut share of this project cost is estimated to be $3,731,400 from the Department of Economic and Community Development (DECD). The New London Development Corporation acting as the Development Agency designated by the City of New London based upon approval of this Development Plan by the City of New London will make application to the Commissioner of Economic and Community Development on forms prescribed by said Commissioner for ?nancial assistance in the amount of $3,731,000. The City of New London at its discretion may authorize the New London Development Corporation as the development agency to utilize any provisions of Connecticut General Statutes 22a-133m and 4-66c as well as Chapter 132 and 5881 if it is found and declared that it will bene?t the economic welfare of the City and as further agreed and approved by the Commissioner of Economic and Community Development. STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 9-1 FINAL DRAFT 9.2 9.3 Financial Responsibilitv of Redevelopers The Redeveloper shall provide to the NLDC and City the funds as set forth in the Land Disposition Agreement. The scope of the Redeveloper's ?nancial responsibility, as set forth in the Land Disposition Agreement, should include without limitation all costs of consultants, studies and reports, tests, appraisals, and architectural, engineering and legal services, the costs of maintaining property acquired pursuant hereto, and the construction of site works, but excluding all costs of the City and NLDC for the services and normal expenses of their of?cers and employees. Administrative Plan The NLDC shall be responsible for administering the State Pier Municipal Development Plan and Project Area, subject to the terms and conditions of and the contract for financial assistance with the Connecticut Department of Economic and Community Development and of Land Disposition Agreements that may be executed. - The duties of the NLDC will include: 1. Coordination of project management and approvals with the State of Connecticut, Departments of Economic and Community Development and Transportation. 2. Acquire the Action Area property; or cause it to be acquired by an appropriate entity. Contract for asbestos removal, demolition and site preparation. DJ 4. Relocate affected residents and businesses. 5. Contract for professional services as required to carry out project activities. STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 9-2 FINAL DRAFT 6. Coordinate demolition and site preparation with the appropriate State and City agencies. 7. Solicit redeveloper interest, negotiate terms of a land disposition agreement, review proposed plans for conformance to the MDP and transfer the site to the designated redeveloper. 8. Administer appropriate ?nancial transactions. 9. Maintain all necessary records, including relocation. 10. Provide general project management. The above will be carried out by the New London Development Corporation staff; enhanced as needed by consulting engineers, legal counsel, etc. and temporary relocation staff and under the supervision and policy direction of the Board of Directors of the Corporation. f1 STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 9-3 INAL DRAFT 10.0 JOBS AND HOUSING 10.1 Statement of Jobs To Be Created A range of ob creation estimates has been created for the development of a 150,000 square foot warehouse facility, with outdoor storage and inter-modal capabilities. Two distinct methods have been used to estimate the direct and indirect employment for the proposed State Pier facility. The Urban Land Institute methodology results in a total of 202 to 302 jobs, while the methodology employed in the 1997 Maguire study results in estimates of between 150 and 250 total jobs, depending on the level of cargo activity. The estimates for total job creation are summarized below. TABLE 9 Estimated Indirect Job Creation At Various Levels of Cargo Tonnage Annual Cargo Tonnage ULI Method 300,000 400,000 500,000 Direct Jobs 100 150 97 129 161 Indirect Jobs 102 152 53 71 89 Total Direct Indirect 202 302 150 200 250 Construction (Person Years) 176 176 176 176 10.2 Determination of Impact on Housing Needs The project described in this Development Plan will create 176 full-time equivalent site preparation and construction phase jobs as well as approximately 200 to 250 full-time or full?time equivalent permanent jobs upon completion. In terms of impact upon housing needs in New London. these jobs will have two different impacts. The jobs to be created during the site preparation and construction phase will be ?lled by either STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 10?1 DRAFT residents of the New London area or transient workers. Given that a large number of construction period workers are already housed in the region and transient workers are permanently housed elsewhere, the impact on housing needs in New London will be minimal. Therefore, the impact on housing needs in the New London region will be related to the permanent jobs to be created. In order to assess this impact, the following residential analysis was undertaken: 10.2. 1 Housing Overview "Despite its relatively compact size New London offers a wide diversity of housing opportunities for its residents. The City contains a signi?cant inventory of housing stock which varies in size and price and includes: spacious, well maintained historic mansions; single-family homes; duplexes; townhouses; condominiums; apartment complexes; rooming and boarding houses; apartment hotels; group homes; and high density, high rise public housing. The City contains some of the most affordable housing in the State." Chapter 6, page 2. New London Plan of Conservation and Development. The table which follows is comprised of statistics available from the 1990 Census of Population and Housing. It provides summary information on the number, availability and cost of owner-occupied and rental housing units in New London and the neighboring municipalities of Groton and Waterford. As appropriate, data from the City of New London's Consolidated Plan for Housing and Community Development and Plan of Conservation and Development has also been included in this analysis. STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 10-2 FINAL DRAFT TABLE 10 Comparative Census Statistics New London and Adjacent Communities New London Waterford Groton Total Number of Housing Units 11,970 7,357 16,598 Occupied Units 10,712 6,956 14,853 Vacant Units 1,258 401 1,745 Vacant 10.5 5.4 10.5 Owner Occupied-Units 3,954 5,878 7,048 Owner-Occupied 36.9 84.5 47.5 Renter Occupied Units 6,758 1,078 7,805 Renter-Occupied 63.1 15.5 52.5 Overall Vacancy Rate 10.5 5.4 10.5 Vacancy Rate for Owner-Occupied 2.3 1.5 4.6 Vacancy Rate for Renter?Occupied 10.4 5.4 7.9 Median Value $131,600 $159,700 $148,200 Median Contract Rent $455 $570 $547 Source: 1990 US. Census STATE PIER MUNICIPAL DEVELOPMENT PLAN 10-3 FINAL DRAFT TABLE 11 Housing Units by Tenure, Type Bedroom Size New London, CT Renter-Occupied 1 Bedroom 2,890 2 Bedroom 2,480 3 or more Bedroom 1,388 Owner?Occupied 0 1 Bedroom 161 2 Bedroom 962 3 or more Bedroom 2,831 Vacant Units for Rent 0 1 Bedroom 402 2 Bedroom 341 3 or more Bedroom 62 Vacant Units for Sale 0 1 Bedroom 0 2 Bedroom 41 3 or more Bedroom 45 Other Vacant Units 0 1 Bedroom 100 2 Bedroom 99 3 or more Bedroom 168 Source: US. Department of Housing and Community Development Comprehensive Housing Affordability Strategy Databook 1 0. 2. 2 Ownership As evidenced by data in the previous table, the majority of the City?s residents rent housing 63.1% of the housing units are renter-occupied. Over the past several census STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 10-4 FINAL DRAFT periods, the percent of renter-occupied housing has increased. In 1970, 58.6% of all occupied housing units were renter-occupied, increasing to 62.5% in 1980. As outlined in the City's Plan of Conservation and Development, this trend of increasing number of renter-occupied units highlights the current imbalance between owner and renter housing. According to the Plan, these ?gures identify the "need to develop strategies and programs to allow opportunities for more residents to attain homeownership thereby improving the balance in the housing stock." Current programs and strategies to improve homeownership opportunities are discussed in a later section. 10.2.3 Home Ownership At the time of the 1990 Census, 31.3% (3,751) of the City's housing stock was comprised of single?family units. This percentage is comparatively lower than all of the other municipalities in the New London region. Single?family homes comprised 56.5% of Groton's and 57.4% of Waterford's housing stock. Of the 3,751 single-family housing units in New London, 3,387 were single-family detached units and 364 were single- family attached (generally condominium?type units). The following table depicts the housing units by structure type statistics from 1990. The number of 2 to 4 unit structures in New London provides the opportunity to combine homeownership with rental income availability. This con?guration, wherein the homeowner can offset costs with rental income from tenants in other units within the structure, is a common con?guration for affordable housing programs. STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 10-5 FINAL DRAFT TABLE 12 Dwelling Units by Structure New London Waterford Groton Units in Structure l?Unit, Detached 3,387 6,359 7,509 1-Unit, Attached 364 148 2,012 2 to 4 Units 3,897 414 2,755 5 to 9 Units 1,326 150 1,146 10 or More Units 2,797 73 2,215 Mobile Home, Trailer, Other 199 213 961 11,970 7,357 16,598 Source: 1990 US. Census As a means to reverse the declining trend in home ownership in the City and to ensure long-term housing affordability, the City has established a program whereby deterioratin properties are purchased and rehabilitatedand then sold to low? and moderate? income families. Property deeds contain resale restrictions on the price or give the right of ?rst refusal to the City or a trust, which in turn would sell it to another low-moderate income family. In 1993, the City initiated a purchase and rehabilitation program which has resulted in the reconstruction of several homes. At the time of this report, four homes (3 single-family and 1 duplex) are currently available through the New London Neighborhood Investment Initiative Program. These homes are being sold for between $62,000 and $80,000. Homes are sold to income?quali?ed owners (80% of New London Area Median Income) in move-in condition. They have been renovated to meet housing and building code standards as well as local lead-safe standards. Three additional properties are currently underway as part of the Neighborhood Investment Initiative Program. All three of these units contain at least one rental unit. STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 10-6 FINAL DRAFT In addition to the City's Neighborhood Investment Initiative Program, which provides affordable homeownership opportunities, a special homeownership assistance program is also being offered to households being displaced by public redevelopment programs through the Connecticut Housing Finance Authority (CHFA). CHF A provides Home Buyer Mortgages, Downpayment Assistance and/or Rehabilitation Mortgage Loans to income-eligible households. A special fee reduction is available for program participants from/or in New London. 10.2. 4 Rental Housing At the time of the 1990 Census, 2,797 housing units were located in structures containing 10 or more housing units. A 1996 Inventory of Multi-Family Housing, those developments containing 10 or more units, was undertaken as part of the Plan of Conservation and Development process. The majority of the multi?family housing in the City was built during the 1960?s and 1970's. Of the 3,748 units in the 1996 inventory, 1,633 were publicly subsidized in some manner and the remaining were private- market units. In addition to the rental opportunities in large multi-family developments described above, New London also has a significant amount of rental housing units in buildings with 2 to 4 units (3,897 units) and a lesser amount in buildings of 5 to 9 units (1,326 units). 10.2.5 Rental Housing Availability In an attempt to quantify the availability and cost of rental housing in New London and its adjacent communities of Groton and Waterford, the Real Estate Guide published by the New London Dav was reviewed for a four week period from September 11, 1998 through October 2, 1998. STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 10-7 FINAL DRAFT According to the real estate listings, the average cost for a one-bedroom apartment in New London Was just Over $500. One-bedroom units in Groton averaged $550 and $600. Only a limited amount of apartments were listed in Waterford. Of those listed, rents ranged between $500 - $600 for a one-bedroom. Rents for two-bedroom units averaged $589 to $600 in New London and $629 to $670 in Groton. Rents for two-bedroom units in Waterford ranged between $600 and $700. Based upon the sample analyzed, rents in Groton were typically $50 more per month than New London rents for similar sized units. In an average weekly listing, between 15 and 20 one-bedroom units were listed for rent; 10 to 15 two-bedroom units were listed; 5 three-bedroom units were listed; and 5 studio/ef?ciency units were listed for rent in New London. In addition, the larger apartment complexes in the area advertised unit availability without providing unit characteristics. The US. Department of Housing and Urban Development published the 40th Percentile Fair Market Rents for Existing Housing based upon survey data. The fair market rents for the New London-Norwich MSA as of October 1, 1998 are $491 for an efficiency unit; $594 for a one?bedroom; $723 for a two-bedroom; $905 for a three- bedroom; and $1,034 for a four?bedroom. These rents include utilities. 10.2. 6 Ownership Housing Availability Since 1990, the City of New London has experienced very little new housing construction. In fact, over the past several years, demolition of substandard and deteriorated properties has offset any true net gains in dwelling units. Due to the lack of developable land for residential purposes in the City, the majority of new housing units brought to the market have been renovated units in existing structures. STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 10-8 INAL DRAFT Housing Units Authorized TABLE 13 New Construction 1990 1991 1992 1993 1994 1995 1996 1997 New London Waterford Groton Source: State of Connecticut Department of Economic and Community Development Through October 1998, according to the Southeastern Connecticut Board of Realtors Multiple Listing Service, 321 residential properties were sold in New London at an average selling price of $89,900. Over the period, 405 homes were sold in Waterford and 527 homes were sold in Groton. Average selling prices in Waterford and Groton were higher than New London's sales prices at $117,000 and $127,900 respectively, Recent residential sales data for New London, as provided by Commercial Record for New London, Groton, Waterford and all of New London County are shown in the following table. Over the past ?ve years, New London averaged 275 sales per year with median sales prices in the $75,000 - $80,000 range. STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 FINAL DRAFT TABLE 14 Residential Sales Data New London, Waterford, Groton and New London County 1993 - 1997 1993 1994 1995 1996 1997 New London of Sales 209 253 298 286 346 Median Sales Price $80,000 $75,000 $80,000 $82,000 $74,000 Waterford of Sales 291 320 323 365 404 Median Sales Price $115,000 $109,900 $109,000 $112,500 $111,100 Groton of Sales 380 458 489 490 531 Median Sales Price $112,000 $107,000 $108,000 $109,000 $116,500 New London County of Sales 3,438 3,951 3,935 3,983 4,494 Median Sales Price $109,000 $109,000 $105,000 $105,000 $110,000 Source: Commercial Record In terms of residential listings, as of September 1998, New London had 106 active listings, Waterford had 154 and Groton had 220. Average list prices for the three communities are $104,000, $168,100 and $194,000. Year-end 1998 statistics show active listings in New London at 152 (89 single and 63 multi-family). A review of published real estate listings in New London showed nineteen (19) single-family homes and ten (10) condominiums for sale between $70,000 and $90,000 and twenty (20) homes for sale between $90,000 and $100,000. STATE PIER MUNICIPAL DEVELOPMENT PLAN LONDON, CONNECTICUT FEBRUARY 1999 10-10 FINAL DRAFT 10.2. 7 Conclusion Based upon the amount of housing available in New London and its region and that some of the jobs to be created both in the short term and the long term will be ?lled by people already residing in the New London area, it is concluded that there is an adequate housing inventory available to accommodate new workers attracted to jobs in the State Pier MDP. In addition, the New London Development Corporation has established a goal of creating 300+ dwelling units in and adjoining Downtown New London that target new employees at the P?zer Global Development Facility and at the State Pier MDP area. This new housing initiative will further expand the housing stock over the next few years and be available to new workers attracted to jobs in the State Pier MDP area? STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 10-11 FINAL DRAFT 11.0 DETERMINATION OF FINDINGS AND RELATION OF PLAN TO LOCAL OBJECTIVES The Action Area has been an important element in the economic base of New London since at least the mid 1800's. Its contributions to the community's tax and job bases have ?uctuated over the years, with the 1980's and 1990's experiencing minimal job generation from the site due to cessation of US Naval operations and closure of the State Pier as an operating port facility. In addition, the existing buildings have extremely limited reuse potential according to today's standards. The strength of the Action Area lies in its location, adjacent to 1-95 with railroad and port access. These assets provide a new role for the Action Area through private investment to create port support buildings. The objective of this Development Plan is to provide public assistance to address site preparation/development costs associated with the Action Area. By ?nal approval of this Development Plan, the NLDC shall expressly adopt and af?rm the following ?ndings: a. The land and buildings within the boundaries of the Action Area will be used principally for port-related business purposes; b. The Development Plan is in accordance with the intent of the Plan of Conservation and Development for New London, adopted by its Planning and Zoning Commission, and the plan of development of the regional planning agency for the region within which the municipality is located; c. The Development Plan is not inimical to any statewide planning program objectives of the state or state agencies as coordinated by the Secretary of the Of?ce of Policy and Management; d. The Project will contribute to the economic welfare of the municipality and the state; and STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 11-1 FINAL DRAFT e. To carry out and administer the project, public action under Connecticut General Statutes Chapter 132 and 5881 is required. f155pmdp-jea.doc STATE PIER MUNICIPAL DEVELOPMENT PLAN LONDON, CONNECTICUT FEBRUARY 1999 11-2 FINAL DRAFT 12.0 STATEMENT OF MINORITY PARTICIPATION The New London Development Corporation (NLDC) has established the attached Statement on Minority Participation and a Program for Affirmative Action. This Statement and Program are applicable to all development activities to be administered by NLDC as described elsewhere in this Plan. The performance standard for minority and female participation expressed in percentage terms of the total person-days of on-site labor on all project activities administered by NLDC is as follows: Minority Participation 10% Female Participation 3% In addition, set aside goals for participation in contracts awarded are 10% of construction costs for Disadvantaged Business Enterprises (DBE) and 4% of construction costs for Women Business Enterprises (WBE). Maximum practicable efforts are required to be made to achieve these goals. Language which includes Plan provisions will be incorporated in all contracts related to execution of activities to be administered by NLDC. All contractors must prepare and submit a Contractors Minority Business Enterprises Utilization Form and comply with the provisions of Section 4a-60(a) - of the Connecticut General Statutes. NLDC will monitor compliance with these goals and will report as applicable to the Department of Economic and Community Development. STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 12-1 INAL DRAFT 12.1 Project Purpose 12.1.1. Economic Development The State Pier Per ect is a municipal development project. The purpose of the Development Plan for the pro; ect IS to redevelop the Action Area through acquisition and redevelopment activities. The goals for the State Pier area have been stated as follows: 1. To improve the ef?ciency of port operations at State Pier in order to maximize thru?put and resultant economic activity for the City and region. 2. To create an economic asset for the City of New London and its region that will create jobs, generate tax revenue, and result in spin-off economic activity. Property within the Action Area is to be assembled and fully integrated into the operation of State Pier. The remainder of the property within the Project Area is anticipated to be improved and developed through the stimulus of heightened economic activity at the port facility. 12.1.2. Job Creation The activities proposed in the Development Plan will create approximately 176 jobs during the construction period. 12.1.3. A ?irmative Action The State Pier Project is funded under the provision of Connecticut General Statutes, Chapter 132. With the retention and/or creation of obs explicit standards of af?rmative action and equal opportunity, they will be implemented in the redevelopment activities. STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 12?2 FINAL DRAFT 12.2 Minoritv Participation 12. 2. 1 Commitment Essential to the focus on job retention and creation is a commitment by the NLDC to real and signi?cant minority participation in the project during the construction stage. 12.2.2. Performance Standard Pursuant to the terms and conditions of the state grant-in-aid for the project, a minority participation performance standard of 10% and a women participation standard of 3% of the total person-days of on-site labor have been established. In addition, set aside goals for participation in contracts awarded are 10% of construction costs for Disadvantaged Business Enterprises (DBE) and 4% of construction costs for Women Business Enterprises (WEB). 12.2.3. Government Requirements The State of Connecticut acting through the Department of Economic and Community Development and the Commission on Human Rights and Opportunities has mandated the above performance standard for this project as a standard generally re?ective of the regions minority population. STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 12-3 FINAL DRAFT 12.3 Area of Minority Participation 12. 3. 1 Construction Employment (Equal Employment Opportunity) In accordance with the project's minority and women participation standard, the New London Development Corporation shall require contractors and subcontraCtors to hire minority and women construction workers in constructing this project. 12.3.1.1. Minority Construction Workers De?ned Minorities for this area of participation are citizens of the United States who are Black, Hispanic, Asian, Native American, Eskimo or Aleutian. 12.3.1.2. Implementation Method a. Prequali?cation of Bidders Due to the highly specialized nature of the activities to be undertaken, a process of prequali?cation of bidders will be used. As part of this process, all prospective bidders will be informed of the minority and women employment standards contained in this Statement. In addition, information as to a company's current minority employment status and plans for future employment will be requested. b. Bid Advertisement Announcements inviting contract bids will advise candidates as to the following: STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 12-4 INAL DRAFT i. The participation of minority and women construction workers is an integral part of the project plan, required by the terms and conditions of any federal and state grants-in- aid for constructing the project. ii. The performance standard for minority and women construction workers for the project is 10% and respectively, of the total person-days of on-site labor required to complete project activities. Ability and willingness to meet the project's minority and women construction workers performance standards. 0. Alerting Minority and Women Construction Workers On the same day the project is advertised publicly for prime contract bid, the NLDC shall alert governmental and social service agencies as to the public works nature of the project, the minority and women hiring requirements to be followed by the contractors and subcontractors engaged to construct the project, and the upcoming availability for construction worker jobs. The agencies to be contacted will be included on a list to be assembled by NLDC specifically for this project. This list may include but not be limited to: - Connecticut Dept. of Labor- Employment Service Job Center Regional Workforce Development Board Connecticut Minority Purchasing Council - NAACP Local Chapter National Association of women in Construction - Building Trade Unions STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 12-5 FINAL DRAFT - Women's Employment Resource Centers Minority Business Centers Small Business Development Centers New London Of?ce of Development and Planning Alpha Development Group - Centro de la Comunidad OIC of New London County - Organizations such as churches, synagogues, service clubs, lodges, social clubs, neighborhood clubs, etc. which can be identi?ed as potential sources of outreach to minority and women construction workers. Directly upon the award of the prime contract to a general contractor, NLDC shall apprise the above-named organizations of the project and other pertinent information as to how quali?ed candidates may present themselves for consideration for employment. 12.3.1.3 Reporting System By the ?fth day of each month, the prime contractor shall be required to furnish the NLDC a manpower utilization report, listing the names, addresses, job descriptions, number of hours worked, and racial and ethnic background of all those who worked on the project for them in the previous month, and such other information and in such form, as the NLDC shall deem appropriate. By the 15th day of each month, the NLDC shall ?le a statement on construction manpower utilization, with prior veri?cation thereof by construction contractor on-the?j ob representative, with the Connecticut Department of Economic and Community Development, which report shall summarize the project's actual minority STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 12-6 FINAL DRAFT and women construction workers participation performance in relation to stated standards. 12.3.1.4. Impartial Monitoring The NLDC shall enlist the services of a competent and impartial monitoring entity to assist in implementing this Minority Participation Statement by doing the following: a. Monitor compliance with the project's minority and women construction workers participation standard by visiting the construction site and communicating its observations to the NLDC. b. Attest to the validity of statements made by the NLDC and contractors to the agencies of federal and state governments regarding the proj ect?s actual minority and women participation performance in relation to its stated performance standard. 12. 3. 2. Construction Subcontracts (Disadvantaged Business Enterprise) This Af?rmative Action Plan establishes goals for participation in construction subcontracts by Disadvantaged Business Enterprises (DBE). This goal has been established at 10% of the total value of the on-site labor costs. This goal does not impact on the construction employment standards included in Section A. This goal does not represent a mandatory performance standard. STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 12-7 FINAL DRAFT 12.3.2.1. Disadvantaged Business Enterprise De?ned a. Private Ownership A privately owned disadvantaged business enterprise is one in which at least 50% of the stock is owned by minority group members, 50% of the pro?ts of which accrue to the minority group owners and a minimum of 10% of the work force are minority. b. Public Ownership A publicly owned minority business is one in which at least 51% of the pro?ts of which accrue to the minority group stock owners and a minimum of 10% of the work force are minority. 12.3.3 Construction Subcontracts (Women Business Enterprise) A goal for participation in construction subcontracts by Women Business Enterprises has been established at 4% of the total value of the on-site labor costs. This goal does not impact on the construction employment standards included in Section A. This goal does not represent a mandatory performance standard. 12.3.3.1. Women-Owned Enterprise De?ned a. Private Ownership A privately women-owned business enterprise is one in which at least 50% of the stock is owned by female group members, 50% of the pro?ts of which accrue to the female group owners and a minimum of 10% of the work force are women. STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 12-8 FINAL DRAFT b. Public Ownership A publicly women owned business is one in which at least 51% of the stock of which is owned by female group members, 51% of the pro?ts of which accrue to the female group stock owners, and minimum of 10% of the work force are women. 12.3.4. Implementation [Method (Construction Subcontract?) 12.3.4.1. Preguali?cation As part of the prequali?cation process for bidders, all contractors will be made aware of the goals for DBE and WBE subcontract participation. Information will be requested as to how the ?rm will attempt to meet the established sub?contract goals. Also as part of this process, potential DBE and WBE subcontractors will be solicited for inclusion on the bidder's list. These DBE and WBE ?rms will be asked to provide evidence as to the source of their certi?cation. 12.3.4.2. Bid Advertisement Announcements inviting contract bids will advise potential bidders as to the following: a. The participation of minorities and women is an integral part of the project plan, required by the terms and conditions of applicable federal and state grant-in?aids for constructing the project. b. The DBE participation goal and WBE participation goal for the project is 10% and respectively, of the total dollar value of on-site labor costs. STATE PIER MUNICIPAL DEVELOPMENT PLAN LONDON, CONNECTICUT FEBRUARY 1999 12-9 FINAL DRAFT c. Ability and willingness to meet this projectsigni?cant bidding quali?cation for prime contract bidders. d. Each prime contract bidder shall submit as part of this bid package a suf?cient breakdown of on-site labor costs for each division of work and for each subcontract intended to be given by such contract bidder, to include the name and minority and women participation of each such sub? contractor. 12.3.4.3. Impartial Monitoring The NLDC shall enlist the services and assistance of the Of?ce of Development and Planning, local Building Trade Unions, and local employment and business development agencies, in consultation with the Connecticut Department of Economic Development and Small Business Administration to assist in implementing this Minority Participation Statement by doing the following: a. Attest to the validity of statements made by the NLDC to the agencies of state government regarding the project's actual minority and women participation performance in relation to its stated goal. b. Notify minority and women subcontractors of the project. 0. Endorse minority and women subcontractors to qualify for participation in the bid competition. d. Assist minority and women subcontractors to secure bid and performance bonds and ?nancing. STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 12-10 FINAL DRAFT 12.3 .1 Reporting System By the ?fth day after the award of the prime contract, and on the ?fteenth day after the beginning of each calendar quarter thereafter, the NLDC, with prior veri?cation thereof by construction contractors on-the?j ob representative, shall ?le a statement with the Connecticut Department of Economic and Community Development summarizing the proj ect's actual DBE and WBE participation in relation to stated goals. 12.4 Penalties Based upon the reports ?led by contractors and reviewed by NLDC, a failure by contractors to meet the mandatory performance standards will result in a forfeiture without legal recourse by the contractor of $10,000 for each percentage point below the minority and women employment standard established in the contract. 12.5 Responsibilitv By form of this Statement on Minority Participation, bidders for prime contract, subcontracts, and subcontractors are served notice that in order to qualify as responsible bidders for award and of performance of any contract attendant to the construction work for the Project, they must be willing and able to strive for the project's Performance Standard and goals established herein. STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 12-11 FINAL DRAFT 13.0 PROVISION FOR MODIFICATION AND TERMINATION 13.1 Modi?cation In accordance with the General Statutes of the State of Connecticut, this Plan may be modi?ed at any time by the NLDC, provided, if modi?ed after the lease or sale of disposition parcels in the Action Area, the modi?cation must be consented to by the Redeveloper or Redevelopers of such real property or its successor or their successors in interest as are affected by the proposed modi?cation. Where the proposed modi?cation will substantially change this Plan as previously approved by the City Council, the modi?cation must similarly be approved by the City Council and the Commissioner of the Department of Economic and Community Development. 13.2 Termination This Plan and/or any modi?cation hereof shall be in full force and effect for a period of thirty (30) years from the date of ?rst approval of this Plan by the City Council of the City of New London. The termination of this Plan under this provision shall not affect the provisions herein prohibiting discrimination. fl 55pmdp~jea.d0c STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 13-1 FINAL DRAFT 14.0 COMPLIANCE WITH STATUTORY PLAN REQUIREMENTS 14.1 Statutory Plan Requirements Authority to initiate and take actions required to implement this Plan is provided under Chapter 132 and 5 881 of the General Statutes, as amended. The Chapter lists the required contents of a plan adopted pursuant to its provisions. The relevant requirements for Municipal Development Projects and Economic Development and Manufacturing Assistance, are recited below: 14.2 Chapter 132. Municipal Development Projects The project plan shall include: A legal description of the land within the Project Area; a description of the present condition and uses of such land or buildings; a description of the types and locations of land uses or building uses proposed for the Project Area; a description of the types and locations of present and proposed streets, sidewalks and sanitary, utility and other facilities and the types of locations of the other proposed site improvements; statements of the present proposed zoning classi?cation and subdivision status of the Project Area and the areas adjacent to the Project Area; (1) a plan for relocating project-area occupants; a ?nancing plan; an administrative plan; a marketability and proposed land-use study or building use study if required by the Commissioner; appraisal reports and title searches; a statement of the number of obs which the development agency anticipates would be created by the project and the number and types of existing housing units in the municipality in which the project would be located, and in contiguous municipalities, which would be available to employees ?lling such jobs and ?ndings that the land and buildings within the Project Area will be used principally for industrial or business purposes; that the plan is in accordance with the plan of development for the municipality adopted by its planning commission and the plan of development of the regional planning agency, if any, for the region within which the municipality is located; that the plan is not inimical to any statewide planning STATE PIER MUNICIPAL DEVELOPMENT PLAN LONDON, CONNECTICUT FEBRUARY 1999 14-1 FINAL DRAFT program objectives of the state or state agencies as coordinated by the Secretary of the Of?ce of Policy and Management; that the project will contribute to the economic welfare of the municipality and the state; and that to carry out and administer the project, public action under this chapter is required. This Plan conforms with these requirements. 14.3 Chapter 5881. Economic Development and Manufacturing Assistance Section 32-224(b) of the Connecticut General Statutes provides that: Such plan shall include: (1) A legal description of the real property within the boundaries of the Project Area; (2) a description of the present condition and uses of such real property; (3) a description of the types and locations of land uses or building uses proposed for the Project Area; (4) a description of the types and locations of present and proposed streets, sidewalks and sanitary, utility and other facilities and the types and locations of other proposed project improvements; (5) statements of the present and proposed zoning classi?cation and subdivision status of the Project Area and the areas adjacent to the Project Area (6) a plan for relocating Project Area occupants; (7) a ?nancing plan; (8) an administrative plan; (9) an environmental analysis, marketability and proposed land use study, or building use study if required by the commissioner; (10) appraisal reports and title searches if required by the Commissioner; (11) a description of the economic bene?t of the project, including the number of jobs which the implementing agency anticipates would be created or retained by the project, estimated property tax bene?ts and the number and types of existing housing units in the municipality in which the project would be located, and in contiguous municipalities, which would be available to employees ?lling such jobs and (12) a ?nding that (A) the land and buildings within the boundaries of the Project Area will be used principally for manufacturing or other economic base business purposes or business support services; (B) the plan is in accordance with the plan of development for the municipality, if any, adopted by its planning commission and the plan of development of the regional planning agency, if any for the region within STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 14-2 FINAL DRAFT which the municipality is located; (C) the plan is not inimical to any statewide planning program objectives of the state or state agencies as coordinated by the Secretary of the Of?ce of Policy and Management; and (D) the project will contribute to the economic welfare of the municipality and the state and that to carry out and administer the project, public action under Sections 32-220 to 32-234, inclusive, is required. This Plan conforms with these requirements. fl 55pmdp-jea.doc STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 14-3 FINAL DRAFT 15.0 SEVERABILITY OF PROVISIONS OF THIS PLAN 15.1 Severabilitv In the event that. any phrase, clause, sentence, paragraph, provision or section of this Plan is held to be illegal, unconstitutional or otherwise unenforceable by the valid judgement or decree of any court, such illegality or unconstitutionality shall not affect the validity of any of the remaining parts of this Plan. fl 55pmdp-jea.doc STATE PIER MUNICIPAL DEVELOPMENT PLAN NEW LONDON, CONNECTICUT FEBRUARY 1999 15-1 FINAL DRAFT APPENDIX A STATE PIER PROPERTY CHARACTERISTICS STA TE STUDYAREA 1/19/99 . Appendzx A PROPERTY CHARACTERISTICS Table 9839532?" a $83 5 Qt? 8* seeming? r355 Nater Street 37 108 1D Yankee Gas Services Company Industrial 0 0 i 1 1 Warehouse/Service Gable 1 1964 52272 240 2404 WD [not 3 Water Street 37 245 3 Central Vermont Railway c/o T. Faucett Industrial 0 0 1 1 Of?ce Building Gable 2 1920 I 1980 WD 33 0 State of er I Vacant Land 0 - 0 0 200-00 - 0 Winthrop Street 38 237 0 City of New London - . Vacant Land 0 0 0 0 0 '0 43560 0 CBD [Lot 1 Avenue 38 237 1 City of New London Vacant Land 0 0 0 0 0 0 179903 0 LIO ILot 3 Winthrop Street 38 237 3 KR Investors Inc. . Vacant Law 0 0 0 0 0 0 43560 . 0 L10 35 Thomas Grif?n 38 237 5 KR Investors Inc. 0 0 1 1 Of?ce Flat 1 1981 63162 15060 15060 ?44 Twelfth Street 38 238 1 State of CT DOT State Use Of?ce 0 0 0 0 Concrete Gable 1 1974 19880 5630 2815 WCI F73 Tenth Street 38 239 1 Hayes, Leon W. Two Family 2 0 1 Family Conversion Gable . 2 1890 2600 2285 840 WCI 75 Tenth Street 38 239 2 Beasley, Elbert Cora L. Two Family 2 0 1 Family Conversion Gable 2 1890 3700 2890 1040 WCI [38 Twelfth Street 38 239 3 Hayes, Slyvester Two Family 2 0 1 Family Conversion Gable 2 1890 8050 2051 1267 WCI r371 Twelfth Street 38 239 4 Hayes, Valerie O. . Comm/Res - Vacant 0 0 0 1 Family Conversion Gable 2 1890 4800 4238 1214 WCI 8L 239 Lot5 Twelfth Street 38 239 5 Hayes, Leon . . - Parking Lot 0 0 0 1 Out Buildings ?0 0 5355 . 0 WCI [29 Eighth Street 38 240 1 Hernandez, Alex W. Linares Maria M. Two Family 2 0 1 Family Conversion Gable 2 1890 3800 32841 908 WCI 33 Eighth Street 38 . 240 2 City of New London Single Family 1 0 1 Conventional Res Gable 2 1890 3710 3232 - 1584 856 WCI .28 Fraser Street 38 240 3 Jeanette, Frank L. Beatrice L. Two Family 2 0 1 Family Conversion Gable 2 1890 2850 3168 792 WCI [24 Fraser Street 38 240 4 Phung, Muoit Loan Tu Two Family 2 0 1 Family Conversion Gable 2 1890 2550 3496 904 WCI 82 Tenth Street 38 240 5 Edwards, Joseph Two Family 2 0 1 Conventional Res Gable 2 1890 3264 3268 892 WCI f, 17 8 Tenth Street 38 240 6 Owens, Lela V. i Single Family 1 0 1 Conventional Gable 2 1890 4500 2442 902 WCI l' Tenth Street 38 240 7 Richard, Wayne M. Diane Two Family 2 0 1 Family Conversion Gable 2 1890 4080 3092 848 WCI Lot 1 Tenth Street 38 241 1 State of CT Vacant Land 0 0 0 0 0 33246 0 WCI [Lot 2 Sixteenth Street 38 241 2 . State of DOT. Vacant Land 0 0 0 0 0 0 9100 0 WCI '45 Fourth Street 38 244 12 Central Vermont Comm/Warehouse 0 0 1 1 Warehouse/Of?ce Irregular 0 1900 1174377 13000 8500 WCI Lot 13 Lewis Street 38 244 13 City 'of New London Municipal Garage 0 0 1 1 Warehouse/Service Flat 0 1978 7492.3 36704 36704 WCI 91 Avenue 38 244 14 Church Towers Partnership Comm/Warehouse 0 0 1 Warehouse/Industrail Flat 1 1965 68824 31500 26625 CI Founh Street 38 244 16 Scott, Mark J. Paul T. Store/shop 0 1 1 Industrial Flat 1 1965 15980 3416 3146 CI 75 Avenue 38 244 18 Palace LLC Factory/Industrial 0 0 1 1 Industrial/Warehouse Flat 1 1965 89733 35500 35500 C1 [61 Avenue 38 244 19 Levin, Arnold Lewis Comm/Warehouse 0 0 1 Industrial/Warehouse Flat 1 1965 35916 16632 16632 CI r49 Avenue 38 244 20 Hauser, Robert G. Comm/Warehouse 0 0 0 Industrial/Warehouse Flat 1 1969 9392 5500 5500 C1 6 State Pier Road 38 . 244 22 Ceravolo, Dominick D. Auto Repair 0 0 1 1 Industrial/Warehouse Flat 2 1964 19621 5528 5120 lLot 24 State Pier Road 38 244 24 Central Vermont RR Inc. Vacant Land 0 0 0 0 0 0 5000 0 701 Sixteenth Street 38 245 10 State of CT Vacant Land 0 0 0 0 0 0 73616 0 WCI ,Lot 2 Winthrop Street 38 245 2 City of New London Vacant Municipal 0 0 1 Accessory Building 0 0 30491.20 0 LIO Rot 3A Water Street 38 245 3A Admiralty Group LTD Vacant Land/Tank . '0 0 1 Accessory Bldg/1? ank 0 0 559310 WCI Page 1 of 2 435600 265360 .0t 4 State Pier Road 38 245 4 State of CT State Owned 0 0 6 Warehouse 1 - 1916 265360 WCI [Lot 5 Twelfth Street 38 245 5 State of CT Commuter Line 0 0 0 None 0 0 63162 0 WCI I 13 Twelfth Street 38 245 6 Jordan, Robert Two Family 2 0 1 Family Conversion Gable 2 - 1890 - 9256 4068 1244 WCI . l9 Twelfth Street - 38 245 7 Torres, Gilberto G. Hortencia Single Family 1 - 0 1 Residential Gable 2 1890 8631 1832 792 WCI [54 Sixteenth Street 38 245 8 Hargrove, Dorothy - Two Family 2 1 Family Conversion Gable 2 1890 3150 3368 1040 WCI .0t 9 Sixteenth Street 38 245 9 State of CT Vacant Land . 0 0 0 0 0 26235 0 WCI ,Lot 7 Avenue 38 291 7 State of CT Parking Lot 0 0 0 Outbuildings/Paving 0 0 22500 0 R4 l55 Eastern Avenue 47 244 1 Kollman, William C. Three Family 2 0 1 Family Conversion Gable 2 1890 4533 4453 1249 R2 .0t 10 Eastern Avenue 47 244 10 Filardi, Peter A. Warehousing 0 0 1 1 Industrial/Warehouse Irregular 2 1976 48787 36200 29700 WCI [Lot 10.A Eastern Avenue 47 244 10A Carr, John F. Vacant Land 0 0 0 0 0 99752 0 WCI [63 Lewis Street 47 244 12.2 City of New London Municipal Plant 0 0 1 1 Industrial/Warehouse Flat 1 1978 16806 6160 3080 WCI s5 Lewis Street 47 244 12.1 Carr, John Of?ce Building 0 0 1 1 Industrial/Warehouse Flat 2 1925 13250 15492 5324 WCI [1 Eastern Avenue 47 244 13 Carr, JOhn Comm/Warehouse 0 0 1 1 Industrial/Warehouse Flat 1 1955 43560 . 13832 10840 Yl WCI ?51 Eastern Avenue 47 244 2 La?ace, Louis A. &.Sally Two Family 2 - 1 Family Conversion Gable 2 1895 4830 3456 1008 R2 :7 Eastern Avenue 47 244 3 Bernier, Lynn-Ann Three Family 3 0 1 Family Conversion Gable 2 1890 4795 3918 1218 R2 143 Eastern Avenue 47 . 244 4 Christian, Clarence E. Single Family 1 0 1 Residential - Gable 2 1890 4715 1959 783 R2 1 11 Eastern Avenue 47 244 5 Pabon, Norma Single Family 1 0 1 Residential Ranch Gable 1 1954 4658 523 400 523 R2 37 Eastern Avenue 47 244 6 Filardi, Peter Ann Vacant L?md 0 0 0 0 0 4600 WI [21 Eastern Avenue 47 244 7 Filardi, Peter A. Vacant Land 0 0 0 Accessory Buildings 0 0 13300 0 WCI 23 Eastern Avenue 47 244 9 Thames Valley Steel Corp Vacant Land 0 0 0 0 Accessory Buildings 0 0 4200 0 WCI Adelaide Street 47 292 1 City of New London-ADE Vacant Land 18300 0 R2 lLot 12.03 Avenue 47 292 12.03 State of CT Parking Lot 0 0 0 0 Outbuildings 0 11615 WCI -ot 12.02 Avenue 47 292 12.02 City of New London Municipal 0 0 Outbuildings 0 0 25650 0 WCI 156 Lewis Street 47 292 21 Carr, John F. Comm/Warehouse 0 0 1 1 Warehouse Shed - 2 1980 57934 64800 32400 WCI l72 Central Avenue 47 292 4 Loyal Order of Moose Club/Lodge 0 1 1 Clubs/Lodges Flat 2 1960 26400 7168 . 3668 R2 77 Adelaide Street - 47 293 1 Stevens, Richard C. Jr Three Family 3 0 . 1 Family Conversion Gable 2 1921 10000 4940 3600 1200 R2 [81 Adelaide Street 47 293 2 Provost, Jon L. Mary Two Family 2 0 1 Family Flat Gable 2 1921 5000 4936 2314 1162 R2 lCentral Avenue 47 293 24 Polish American veterans Auxiliary Club Club/Lodge -0 . 0 1 Clubs/Lodges Flat 1 1960 21500 3840 3840 R2 19 Adelaide Street 47 293 3 Gerrish, Lawrence,?etal Two Family 2 0 1 Family Flat Gable 2 1929 5000 4924 2300 1150 R2 197 Adelaide Street 47 293 4 Sullivan, Mary V. . Single Family 1 0 1 Ranch Gable 1 1958 . 15000 1672 1432 1672 R2 ?42 Eastern Avenue 47 293 5 Gaska, Victor Sr. Single Family 1 0 1 Ranch Gable 1 1933 7000 1654 885 1150 R2 10 Eastern Avenue 47 293 6 Gaska, Victor Sr. - Two Family 2 1 Family Conversion Gable 2 1890 9525 1868 1152 576 -2 R2 [18 Eastern Avenue 47 293 8.01 Carr, John F. Warehousing 0 1 2 Warehouse Flat 2 1952 129809 99028 91566 WCI Page 2 of 2 . 1/19/99 APPENDIX TRAFFIC IMPACT ANALYSIS TRAFFIC A study of the traf?c and parking impacts associated with the proposed State Pier redevelopment has been prepared for the MDP application. For purposes of this study, existing traf?c volumes along State Pier Road, Avenue, Williams Street, and CT Route '32 were obtained and projected to the year 2001, the anticipated year redevelopment would be completed. These volumes were analyzed under two scenarios, minimal developmental growth and total redevelopment. rafzzc Volumes To determine the traf?c impact of future development in the MDP area, existing traf?c volumes were developed. These traf?c volumes are a combination of hourly counts conducted by Milone MacBroom, Inc. in the month of November 1998 and information received from the State of Connecticut Department of Transportation. Figures B-1 and B-2 represent existing 1998 AM. and RM. peak hour traf?c volumes, respectively. Table B1 summarizes this information relative to estimated Average Daily Traf?c (ADT). TABLE B1 Average Daily Traf?c Vehicles Per Day LOCATION i Bot/1 Directions Williams Street (SR 635) 0 North of SR 641 (Huntington St) 11,800 SR 437 Avenue) 0 North of Route 32 1,200 1,700 2,900 SR 437 (State Pier Road) 0 East of Avenue 900 SR 641 (Huntington Street) 0 East of SR 635 7,500 Source: State of CT DOT, Bureau of Policy Planning, 1996. Existing 1998 traf?c volumes were projected to 2001, the year development is expected to be completed, using a 2% per year peak hour growth factor to account for normal traf?c growth in the area. Inquiries to the City of New London and the State Traf?c Commission (STC) were made regarding other development in the area. As a result, anticipated traf?c associated with the P?zer Global Development Facility was included to develop 2001 background traf?c volumes. Figures B-3 and B-4 illustrate background traf?c, de?ned as design year traf?c, and does not have the redevelopment activities included in the traf?c volumes. 0 Evaluation Methodology/Analvses The following provides discussion with respect to intersection capacity analyses. In discussing intersection capacity, two terms are used to describe the operating condition of the road or intersection. These two terms are volume to capacity ratio and Level of Service (LOS). The v/c ratio is a ratio of the volume of traf?c using an intersection to the total capacity of the intersection. This accounts for the maximum number of vehicles that can utilize the intersection during an hour. The V/c ratio can be used to describe the percentage of capacity utilized by a single intersection movement, a combination of movements, an entire intersection approach, or the intersection as a whole. As the We ratio approaches one (1), the intersection nears capacity and it may become impossible to accommodate all the vehicles attempting to travel through the intersection. LOS for signalized intersections is a measure of the delay experienced by "stopped" vehicles at an intersection. Delay is described as a measure of driver discomfort, frustration, fuel consumption, and lost travel time. Therefore, intersections with longer delay times are less acceptable to most drivers. Level of Service for signalized intersections is rated on a scale from A to and is summarized in Table B2. TABLE B2 Level of Service Criteria Signalized Intersections Level of Stopped Delay Per Vehicle (seconds) Service A $5.0 >50 and 515.0 >15.0 and 525.0 >250 and 540.0 >40.0 and >60.0 Similar to Signalized intersections, level of service for unsignalized intersections is also measured in terms of delay. Unsignalized intersections, however, are measured in terms of the "average? total delay per vehicle. Total delay is de?ned as the total elapsed time from when a vehicle stops at the end of the queue until the vehicle departs from the stop line. Table B3 represents Level of Service criteria for unsignalized intersections. TABLE B3 Level of Service Criteria Unsignalized Intersections Level of Service Average Total Delay (seconds/vehicle) 35 >5 and :10 >10 and :20 >20 and 330 >30 and :45 >45 mmU0w> Level of Service is generally used to describe the operation, based on delay time, of both Signalized and unsignalized intersections, whereas the ratio is applied to Signalized capacity analyses only. The methodology for conducting Signalized and unsignalized intersection capacity analyses are taken from the 1994 Highway Capacity Manual" (Special Report No. 209), published by the Transportation Research Board. Using the previously referenced methodologies, AM. and PM. peak hour capacity analyses were conducted at the following intersections: Williams Street at State Pier Road State Pier Road at Avenue Avenue at Lewis Street Avenue at Adelaide Street Table B4 is a summary of the Level Of Service and intersection delays calculated for the Williams Street at Huntington Street and Williams Street #1 Avenue at CT Route 32 and Water Street intersections analyzed in this study. Copies of the background analysis worksheets are attached. TABLE B4 Level of Service Summary Background Conditions AM Peak Hour RM Peak Hour Location Background Background Signalized Intersections?) 0 Williams St at Huntington St and Williams Street #1 - State Pier Road at Avenue 1 0 Avenue at Route 32 and Water Street 9 Unsignalized Intersections 0 Williams Street at State Pier Road WB Left WB Right SB Left A Overall 0 Avenue at Lewis Street Left A A SB Left A A Overall N19 0 Avenue at Adelaide Street Left A A SB Left A A Overall A/l .1 (1) Level of Service Volume to Capacity Ratio (2) Level of Service Intersection Delay (seconds/vehicle) A review of Table B4 indicates that, under background conditions, the intersection of Williams Street and State Pier Road will operate poorly for motorists making a left turn from State Pier Road onto Williams Street. Although the volume of traf?c making a left turn is more or less proportional to right turning traf?c from State Pier Road, through volumes on Williams Street result in long delays for left turning traf?c from State Pier Road. Overall operations at the remaining intersections are considered "good," experiencing LOS or better. 0 Anticipated raf?c For purposes of analysis and comparison, two scenarios were analyzed: Minimal Developmental Growth and Total Redevelopment. Minimal developmental growth assumes no major development will occur. This scenario, earlier referenced as "background traf?c," accounts for normal traf?c growth in the area. Total redevelopment assumes parcel consolidation, possible roadway closure or restructuring and build-out of selected parcels. It should be stressed that the information developed within this study is meant for analysis only. Based on preliminary estimates, the MDP area is anticipated to support a i100,000 square foot warehouse development. Estimates of the amount of traf?c expected to be generated by the anticipated warehouse development were made using the 1997 Institute of Transportation Engineers (ITE) publication "Trip Generation." This publication is a compilation of trip generation data for various facilities that provides data for anticipated traf?c, relative to the type and size of the development, the number of employees and/or other quantitative measures. For purposes of analysis, Land Use Code 150 (Warehousing) was used. Table B5 illustrates the anticipated number of new site trips associated with this development. TABLE B5 Anticipated Site-Generated Traf?c* Full Redevelopment Peak Hour PM Peak Hour Velncle Entering Exiting Total Entering Exiting Total New Trips *Calculated using ITE "Trip Generation" methodology for Land Use Code 150. An arrival/departure distribution for site-generated traf?c traveling to and from the proposed development was developed by reviewing the existing traf?c patterns and the geographical location of the site in relation to area roads. Figure represents the site traf?c distributions for the area. Using the arrival/departure distribution, the site-generated traf?c was added to the roadway system with the results shown on Figures B-6 and B-7 for the A.M. and RM. peak hours, respectively. These volumes were then added to the background volumes to yield the 2001 combined peak hour traf?c volumes. Figures B-8 and B-9 illustrate the 2001 A.M. and RM. combined peak hour traf?c volumes, respectively. 0 Traf?c Analvsis Comparison and Conclusion Similar to background conditions, intersection capacity analyses were performed to determine the impact of the site-generated traf?c. Table B6 summarizes the results of the analyses. TABLE B6 Level of Service Summary Combined Conditions Location AM Peak Hour Combined Pull. Peak Hour Combined Signalized Intersections?) 0 Williams St at Huntington St and Williams St #1 0 State Pier Road at Avenue 0 Avenue at Route 32 and Water St Unsignalized Intersections - Williams Street at State Pier Road WB Left WB Right SB Left Overall g>w~n 0 0 Avenue at Lewis St EB WB NB Left SB Left Overall 11> 0 Avenue at Adelaide St EB WB NB Left SB Left Overall (1) (1) Level of Service Volume to Capacity Ratio (2) Level of Service Intersection Delay (seconds/vehicle) A review of Table B6 indicates that the intersection of Williams Street and State Pier Road continues to operate poorly for motorists making a left turn from State Pier Road onto Williams Street. Although the volume of traf?c making a left turn is more or less proportional to right turning traf?c from State Pier Road, through volumes on Williams Street result in long delays for left turning traf?c from State Pier Road. Overall operations at the intersections are considered "good," experiencing LOS or better. The intersection of State Pier Road at Williams Street has been evaluated to determine the need for a traf?c signal. The criteria for the installation of a traf?c signal as outlined in the Manual on Uniform Traf?c Control Devices has been reviewed. The results of our investigation indicates that a traf?c signal may be warranted in the future. In conjunction with the State Traf?c Commission (STC) certi?cate application, the warrants for the installation of a traf?c signal at this location will need to be further explored. fl 55pmdp-jea.doc APPENDIX REAL ESTATE MARKET ANALYSIS RKG REAL ESTATE MARKET ANALYSIS STATE PIER PROPERTY NEW LONDON, CT January, 1999 Prepared for Milone MacBroom 716 South Main Street Cheshire, Connecticut 06410 Prepared by RKG Associates, Inc. Economic, Planning and Real Estate Consultants 277 Mast Road Durham, NH 03 824 Phone: (603) 868-5513 FAX: (603) 868-6463 RKG Associates, Inc. Technical Report: State Pier at New London, CT Pagg1- REAL ESTATE MARKET ANALYSIS FOR THE NEW LONDON STATE PIER A. Executive Summary The purpose of this report is to present the results of a real estate market analysis conducted to evaluate real estate market demand for the State Pier property in New London, Connecticut. The construction of a 150,000 square foot warehouse facility, with ancillary exterior storage for break- bulk cargo operations, has been proposed at the State Pier. At the request of the New London Development Corporation (NLDC), RKG Associates initiated a market study to update the real estate analysis contained in the Transportation and Land Use Compatibility Study for the New London State Pier, prepared in 1997 by the Maquire Group. This report represents an update of the previous study. Current market conditions were evaluated for of?ce and industrial uses. Also, the locational attributes of the site were evaluated as they relate to marketability of the site. In New London County, the expansion of the gaming and tourism industries has had the most noticeable impact on the commercial and residential real estate market over the past few years. In addition, the downsizing of defense-related industries has created increased vacancies in of?ce, industrial and commercial properties. RKG Associates, Inc. analyzed both the New London County and the City real estate market in order to evaluate alternative real estate market options for the State Pier site. The major ?ndings and conclusions of this analysis are summarized below. Site Specific Findings . The State Pier would bene?t from the removal of the enclave of residential houses, not only in terms of making the site more developable but also removing a blight problem. 0 In addition, the proposed traf?c improvements for the area should serve to reduce traf?c confusion, and improve circulation. The creation of a large warehouse/distribution operation would provide a complimentary use to the existing industrial activities in the neighborhood. In addition, the availability of multi?modal transportation alternatives could help regional businesses compete more effectively. 0 According to regional real estate brokers, the strongest demand for industrial properties is for modern, high bay warehouse facilities, similar to the facility proposed for the State Pier. Given the proximity of the property to Interstate 95, this use would seem to be a good ?t for the State Pier site. Although manufacturing use would provide greater bene?ts in terms of employment opportunities, the manufacturing segment of the regional economy has been hard hit. Manufacturing in New London as well as Connecticut has been on the decline for the last ?fty years, and the State Pier property is not likely to reverse this trend. Water-related manufacturers would be good alternatives and the Free Trade Zone designation may encourage a company RKG Associates, Inc. RKG I Technical Report: State Pier at New London, CT Paggzl looking to expand. However, the site does not provide enough land area for a large scale plant like Electric Boat or Dow Chemical. Findings Related to the City and Region 0 Since 1980, New London County?s employment base has been transformed from a defense- related manufacturing base to more of a service and tourism oriented economy. 0 The New London County real estate market, similar to its economic base, has been in transition and is beginning to show signs of recovery. Real estate values, in general, have been steadily increasing over the past several years. However, values remain below levels experienced in the mid to late 19803 in many markets. In addition, the recession of the early 19905 has left a number of buildings trading well below their replacement costs. 0 The real estate market in New London County is primarily dominated by end-users. This is evidenced by the large and diverse facilities owned by the major employers located throughout the region. 0 The larger region has an adequate supply of commercial and industrial land for long term expansion. However, the supply of commercial and industrial land in the City of New London is limited. Development of the State Pier property for warehouse operations will help to meet the needs of this segment of the market, which has performed well over the past two years, and capitalize on the proximity of the site to Interstate 95. A supply of 2.5 million SF of non-residential buildings is available in the New London County market. Approximately 31 percent of non-residential buildings are located within the City of New London, with the remaining 69 percent scattered primarily between Norwich, Jewett City, Groton, and Waterford. Although a majority of this supply is industrial, only a small percentage is in the City of New London. 0 A large percentage of the regional supply of industrial buildings is older mill-type complexes. In contrast, only 20% of the region?s available industrial properties is considered to be ?modern? (post-1980 construction). At this time there is only one available post-1980 industrial building (15,000 SF) in the City of New London. This suggests that there is a limited supply of quality industrial space for potential users, and that development of a modern warehouse industrial facility at the State Pier site could be supported. 0 Twenty-four percent (598,200 SF) of the total regional supply of non-residential buildings are of?ce properties of which 62 percent (371,400 SF) are within the City of New London. This includes approximately 190,000 SF at the former Naval Undersea Warfare Center (NUWC) site, which is expected to be demolished, according to the Municipal Development Plan for Fort Trumbull. At the present time, there is a limited supply of available Class A of?ce space (46,000 RKG Associates, Inc. RKG I Technical Report: State Pier at New London. CT Pagg3- SF) in the City of New London. Most of the other available of?ce properties (97,100 SF) are Class and buildings in the downtown area. 0 Retail/commercial service buildings constitute the remaining 11% (265 ,615 SF) of the available regional building supply. Nearly 54 percent (143,000 SF) of this space is located in the City of New London, and a majority of this supply is ground ?oor space in the downtown area, suggesting a sizable inventory. Recently, the New London Development Corporation initiated a Downtown Master Plan that will develop a long term strategy and implementation plan for revitalizing this section of the City. 0 Real estate conditions in the City of New London have shown signs of recovery as evidenced by 90% occupancy level at selected Class A of?ce buildings. However, occupancy at the older Class and buildings is lagging behind. Although rents at Class A properties have stabilized, they remain below the level needed to support new speculative construction. In addition, the historic sales values of Class A office space, created by past imbalances in the market, have not recovered suf?ciently to justify new construction except for an end?user. B. Purpose and Sources of Data The purpose of this technical memorandum is to present a market analysis relating to the planned redevelopment of the State Pier Area. The methodology used includes an analysis of key socioeconomic conditions in the City of New London and the region, as well as any forecasted changes over the next ten to ?fteen years. These modi?ed economic and population projections are then used to estimate future development demands within the City of New London. The existing regional and local real estate markets are also analyzed in order to identify the available supply of land and buildings, as well as other market characteristics. The markets examined for this analysis include industrial, of?ce, retail/commercial services and hospitality. This report is presented in three major sections: 1) an analysis of existing socioeconomic conditions and future projections; 2) an analysis of real estate market conditions and characteristics; and 3) extrapolation of demand indicators in order to estimate possible development implications for the City of New London. C. Sources Utilized and Assumptions A variety of statistical and anecdotal information was used in this report. This information included previous studies prepared speci?cally for the State Pier, as well as the City of New London and New London County. Data sources are listed below: Strategic Plan for Economic Development prepared by Arthur D. Little, Inc. for the Southeastern Connecticut Economic Development Coalition, March, 1992 Southeastern Connecticut Almanac prepared as a fact book of business resources for the Corporation for Regional Economic Development (CRED), in early 1996. RKG Associates, Inc. RKG I Technical Report: state Pier at New London, CT Page-4- Draft Plan of Development, City of New London, Connecticut prepared by the Of?ce of Development and Planning and the New London Plan of Development Steering Committee, August, 1996. Physical, Real Estate and Market Assessment for a Transportation and Land Use Compatibility Study, New London State Pier, prepared by the Maguire Group, April, 1997. P?zer New London Mills Project: An Economic Impact Study prepared by the Connecticut Center for Economic Analysis, University of Connecticut, date unknown, but assumed to have been prepared in early 1998 Preliminary Draft of Existing Socioeconomic Conditions: Technical Report, dated July 14, 1998, prepared by RKG Associates, as part of the Connecticut Route Environmental Impact Statement. Draft Redevelopment Plan for Ocean Beach Park, New London, prepared by Economic Research Associates, July 2, 1998. Highest and Best Use Analysis for the Norwich State Hospital, prepared by CB Richard Ellis and released in September, 1998. In addition, other data was compiled and reviewed from various published and unpublished sources including, but not limited, to the following: Historic and current employment data for the New London Labor Market Area and the City of New London, and ten-year employment projections for the Eastern Connecticut region (1996-2006), provided by the Connecticut Department of Labor, Office of Research. 1990 US. Census Data for New London City and County, as well as 1996 US. Census population estimates. Population estimates and projections for New London City and County (1995 - 2010), prepared by the Connecticut Of?ce of Policy and Management 1998 household estimates from Claritas, Inc. Recent listings of commercial and industrial properties in New London County obtained from the Connecticut Economic Resource Center (CERC). Recent listings from various commercial and industrial brokers in New London City and County. Newspaper articles in the Norwich Bulletin, The Day and the Boston Globe. In addition to reviewing the above referenced material, various individuals were interviewed, including officials with the City of New London, Office of Planning and Community Development, Connecticut Mystic and More (the regional tourism bureau), real estate brokers, as well as various business and property owners/managers. D. Municipal Description RKG Associates, Inc. RKG I Technical Report: State Pier at New London, CT Pa?g- Traditionally, the City of New London, located along the coast of southeastern Connecticut, is regarded as a major urban center for New London County], The City enjoys deep water access as well as a shoreline setting at the con?uence of the Thames River and Long Island Sound. However, the physical size of the city, containing only 5.67 square miles, is considered very small in comparison to the adjacent towns of Waterford (32.8 square miles) and Groton (31.3 square miles). 1. Transportation Highway: Highway access to the City as well as the region is regarded as excellent. There are two exits from Interstate 95 within the town boundaries, which lead drivers to Providence, RI and Boston, MA to the north (east) and to New Haven, Bridgeport and Stamford, CT to the south (west). Interstate 395 which intersects with 1?95 in East Lyme/Waterford, about 4 miles west of New London, leads through the eastern Connecticut communities of Norwich, Plain?eld and Putnam as it heads north to Massachusetts and connects with Interstates 90 and 290, just south of Worcester, MA. Worcester, New Haven and Providence are approximately within an hours drive from New London. The major metropolitan centers of New York City and Boston can generally be reached within three hours, barring traf?c. Local access to New London is provided by State Highway 32 which runs north/south (parallel to the Thames River) connecting New London with 1?3 95 in Montville as well as Norwich. State Pier Road intersects with this route, which is presently under construction. The new Mohegan Sun Casino located approximately 10 miles to the north in Uncasville can be access by this highway. State Route 85, New London-Hartford Turnpikes heads to the northwest through Waterford and connects with the central region of the state. US Route 1 also bisects New London and provides local access to neighboring Waterford. While local access to the north and west is regarded as good, access to the east is limited to the Interstate 95 bridge over the Thames River. This elevated bridge provides the only east-west highway link between the Towns of Groton and New London. The State Pier property is located just south of the Interstate 95 bridge, however the site is barely Visible from 1?95 due to its elevation and screening. For the purpose of this analysis, the region encompasses the twenty-one municipalities of New London County according to the US Census. They include Bozrah, Colchester, East Lyme, Franklin, Griswold, Groton (including West Mystic), Lebanon, Ledyard, Lisbon, Lyme, Montville, New London, North Stonington, Norwich, Old Lyme, Preston, Salem, Sprague, Stonington (including Mystic), Voluntown and Waterford. RKG Associates, Inc. RKG I Technical Report: State Pier at New LondonLCT Fags- Rail Service: Amtrak provides passenger service on its Boston to New York run from the restored Union Station in downtown New London provides. Presently, Amtrak is in the process of electrifying the rail lines in the New Haven to Boston corridor in order to accommodate high?speed rail service. This upgrade is projected to increase ridership as well as making remote destinations, such as New London, more accessible to train service. Freight rail service is also available in New London. Central Vermont Railway, which was recently purchased by Railtex, terminates at the pier adjacent to the State Pier property. This rail line is reported to be a direct link between eastern Canada and an eastern United States? seaport. Railtex has also entered partnership agreements with Conrail to manage train service in other portions of Connecticut. Railtex is believed, according to contacted sources, to have a more aggressive management philosophy in operating the former Central Vermont Railway, than its previous owner (Canadian government), that increased freight service from New London is anticipated. Deep Water Access: The Cross Sound Ferry Company provides year round service for both passenger and vehicles from New London to Orient Point, Long Island, New York. Fisher Island Ferry Service also maintains operation in New London, adjacent to the City Pier, near the downtown. The Mashantucket Pequots are also proposing high speed ferry service to New York City. The State Pier was renovated in 1997, and has seen operations expand since re-opening. The adjacent Central Vermont pier and a portion of the property has been utilized (and leased) by Continental Salt for importing road salt for the region. Conclusion: New London has a diverse transportation network which provides excellent access to the region as well as to the Northeast Corridor as a whole. The City is centrally located within three hours of the major population centers of Hartford, New York City, and Boston, MA, and within a days drive of Washington DC and Montreal. This unique transportation link should provide the community and the region with opportunities for growth in the future. However, access to the State Pier property, as discussed in the Neighborhood Section, is more difficult. 2. Demographic Information This section examines change in population for the City of New London as well as the region and the State, between 1980 and 1996. Population estimates and projections developed by the Connecticut Of?ce of Policy and Management (0PM) for the years 1995, 2000, 2005, and 2010 are also examined. A review of historical population trends is useful as a general indicator of overall economic conditions and development trends. Conversely, population projections provide a sense of where future growth is likely to occur. a. Population Table 1 illustrates population growth trends for the City of New London, in comparison to New London County and the State as a whole. The most recent available population projections, at five year intervals, are also included in the Table. Table 1 RKG Associates, Inc. RKG I Technical Report: state Pier at New London. CT Page-7- Actual, Estimated and Projected Population 1980 2010 City of New London, New London County and State of Connecticut Actual Estimated Population Projected Population 1980 1990 1996 (est) 1995 2000 2005 2010 City ofNew London 28.843 28,540 26,893 26,920 26,050 26,160 27,900 New London County 238,409 254,957 250,735 255,275 255,630 261,050 271,090 State ofConnecticut 3,107.576 3,287,116 3,274,238 3,289,090 3.316.120 3.364.080 3,435,400 Total Numeric Change Ann. Chg. 1980-90 1990-96 1980-96 1996-2000 2000-05 2005-10 20004010 City ofNew London (303) (1,647) (1,950) (843) 110 1,740 185 New London County 16,548 (4,222) 12,326 4,895 5,420 10,040 1,546 State ofConnecticut 179,540 (12,878) 166,662 41,882 47,960 71,320 11,928 Total Percent Change Ann. Chg. 1980-90 1990-96 1980-96 1996-2000 2000-05 2005-10 2000'2010 City ofNew London 0.4% 6.7% 0.7% New London County 6.9% 5.2% 2.0% 2.1% 3.8% 0.6% State of Connecticut 5.8% 5.4% 1.3% 1.4% 2.1% 0.4% US Census Bureau Population projections prepared by the Connecticut Of?ce of Policy and Management (0PM) in 1995 Source: US. Census Bureau, Connecticut 0PM and RKG Associates, Inc. In 1990, the City of New London had a population of more than 28,500 persons, which indicated a marginal decline from 1980, when the population was reported at more than 28,800. In comparison, population for New London County in 1990 was nearly 255,000 person, representing an increase of 6.9% from 1980. This growth at the County level during the 1980's is higher than the rate experience at the State level However in 1996, according to US. Census estimates, the population in the City of New London declined to nearly 26,900 persons, indicating a 5.8% loss. By 1996, the population in the County declined to 250,700 persons, equating to a loss of 1.7% from 1990. The out migration of population between 1990 and 1996 experienced in the City of New London was more severe, on a percentage basis, than at the County or State level, suggesting intra?county or intra-state migration. Table 1 also presents population projections, in 5-year intervals, over the 15-year period of 1995 to 2010. It should be noted that these projections, prepared by the State of Connecticut, were completed prior to the 1996 estimates developed by the US. Census Bureau. In each case, the 1995 projections prepared by the State were higher than the 1996 Census estimates. These discrepancies, even though they are minimal, can be attributed to differing methodologies utilized to prepare estimates versus projections, as well as the base numbers and assumptions used for each methodology. Even with these limitations, population growth rates for the City of New London are projected to decline until the year 2000, and stabilize during the following ?ve years. During the ten year period from 2000 and 2010, population for New London is projected to increase at an annual rate of nearly However, most of this increase is forecasted to occurred after the year 2005. RKG Associates, Inc. RKG I Technical Report: State Pier at New London, CT Page's- Population at the County and State level is forecasted to increase at a more stable pace than the erratic cycle projected for the City of New London. Population increases at the County level are higher on a percentage basis than forecasted rates at the State level. It is not surprising that minimal population growth was projected for the City over the short term given the economic transition occurring in the region. As the economic base of the community becomes more diversi?ed and stable in the early portion of the 2lst century, it is projected that the City=s population will experience increased growth. b. Households Current statistics on household formations were obtained from Claritas, Inc, and are presented in Table 2. As shown, the rate of new household formations in New London County outpaced the overall rate of population increase between 1980 and 1990. Table 2 shows that approximately 11,400 new households were created in New London County during this ten year period, an increase of 14%. Population growth, as previously shown on Table 1, was only 6.9% during this time period. This ?nding suggests that much of the household growth was due to the changing age distribution of the region?s existing residential population, rather than in-migration. Another contributing factor to this trend was the change in household size, which declined by from 2.78 persons per household in 1980 to 2.59 persons in 1990. To a lesser extent, this change in household formation and size between 1980 and 1990 was also experienced in the City of New London. During the 1980's approximately 250 new households were formed in the City, despite a decline in population of 300 persons during this time. In addition, the average household size of 2.38 in 1980, declined to 2.29 in 1990, re?ecting to a 3.8% decrease. Household changes between 1990 and 1998, based on estimates prepared by Claritas, Inc., indicate that the number of households in the City of New London declined by more than 1,400. However, the number of household formations at the County level was positive, although sharply lower in comparison to the prior decade. This finding suggests that other communities in the County experienced some growth or transfer of households, offsetting the losses that occurred in the City of New London. The lack of new household formations tends to support the estimated decline in population between 1990 and 1996, exhibited by the US. Census Bureau data discussed in the previous section. RKG Associates, Inc. RKG I Technical Report: state Pier at New LondomCT Page. Table 2 Total Households and Household Sizes: 1980, 1990, and 1998 Actual and Estimated Count 1980 1990 1998 (est) City ofNew London 10,461 10,712 9,271 New London County 81,814 93,245 93,856 State ofConnecticut 1,093,675 1,230,479 1,229,087 Total Number Change 1980-90 1990-98 1980-1998 City ofNew London 251 (1,441) (1,190) New London County 11,431 61 1 12,042 State of Connecticut 136,804 (1,392) 135,412 Total Percent Change 1980-90 1990-98 1980-1998 City ofNew London 2.4% -13.5% -11.4% New London County 14.0% 0.7% 14.7% State of Connecticut 12.5% 12.4% Actual and Estimated Household Size 1980 1990 1998 (est) City ofNew London 2.38 2.29 2.26 New London County 2.78 2.59 2.57 State ofConnecticut 2.76 2.59 2.59 Source: US. Census and Claritas, Inc. E. Regional Economic Conditions The New London-Norwich Labor Market Area (LMA) has a diversi?ed base of employers. A few of the larger employers include P?zer Incorporated, Electric Boat (General Dynamics), Foxwoods Resort and Casino, Mohegan Sun Casino, Dow Chemicals, US. Naval Submarine Base, US. Coast Guard Academy, Connecticut College, and Lawrence and Memorial Hospital. The New London~Norwich Labor Market Area (LMA) has made the transition from a defense- oriented manufacturing base to a service oriented economy. The gaming and tourism industries have primarily replaced all job losses experienced during the early 19903. In fact, employment levels in the New London LMA for June, 1998 (141,300 jobs) were at their highest level since 1988 (132,000 jobs), the peak of the previous economic cycle. Employment data by major industry sector for the LMA, provided by the Connecticut Department of Labor, for the years 1988, 1993, 1997 and 1998 are summarized in Table 3. The data represents employment as of June of each year for comparison purposes. It should be noted that the Connecticut Department of Labor categorizes employment at the Foxwoods and Mohegan Sun casinos as government sector employment in the statistics, since the employers are tribal nations. Typically, these facilities, if operated by a non-government entity, would be classified as a Service industry (Amusement and Recreation Services). RKG Associates, Inc. RKG I Technical Report: state Pier at New London, CT Page 10- Between 1988 and 1998 total employment in the New London LMA increased by nearly 9,3 00 jobs. This expansion occurred despite the loss of 12,700 positions in the manufacturing sector. Government (casino jobs) and services experienced most, if not all, the employment growth, increasing by 16,100 jobs and 7,500 jobs, respectively, between 1988 and 1998. This employment transition had a significant impact on the composition of the regional economic base. In 1998, the goods producing industries represented only 21% of total employment in comparison to 33% in 1988. On the other hand, employment in the services producing industries re?ected 79% of the employment base in 1998, versus only 67% in 1988. As the data in Table 3 reveals, most of the increases in employment occurred between 1993 and 1997 as total employment grew by 10.9 percent, indicating an average annual growth rate of The data for 1998 indicates continued growth in total employment, however, at a more modest pace of 1.9% per year. Table 3 Total Non-Agriculture Employment New London-Norwich LMA Employment Number Change Percent Change AS ofJune, 1988 1993 1997 1998 1988-93 1993-97 1997-98 1988?93 1993-97 1997-98 Goods Producing 43,150 32,000 29,800 29,200 (11,150) (2,200) (600) ?25.8% Construction 6,011 3,500 4,700 4,800 (2,511) 1,200 100 41.8% 34.3% 2.1% Manufacturing 37,139 28,500 25,100 24,400 (8,639) (3,400) (700) -23.3% -11.9% Durable 18.800 15,400 14,600 (3,400) (800) -18.1% Non-durable 9,700 9,700 9,800 0 100 0.0% 1.0% Services Producing 88,878 93,000 108,800 112,100 4,122 15,800 3,300 4. A) 17.0% 3.0% TCPU 5,523 5,500 6,600 6,800 (23) 1,100 200 20.0% 3.0% Wholesale Tr. 3,075 2,700 2,700 2,800 (375) 0 100 -12.2% 0.0% 3.7% Retail Trade 26,902 24,400 26,100 26,100 (2,502) 1,700 0 7.0% 0.0% FIRE 4,499 3,900 3,800 3,900 (599) (100) 100 -13.3% 2.6% Services 28,468 32,100 35,000 36,000 3,632 2,900 1,000 12.8% 9. 2.9% Government 20,411 24,400 34,200 36,500 3,989 9,800 2,300 19.5% 40.2% 6.7% Total 132,028 125,000 138,600 141,300 (7,028) 13,600 2,700 10.9% 1.9% - Not Available Transportation, Communication and Public Utilities Finance, Insurance and Real Estate Government employment includes Foxwoods and Mohegan Sun Source: Connecticut Department of Labor, Of?ce of Research, and RKG Associates, Inc. The employment changes in manufacturing are attributed primarily to the downsizing of the workforce at Electric Boat in Groton. Employment levels at this facility have declined from a peak of 18,500 persons in the mid?19805 to a current level of nearly 7,800 persons. In addition, employment declines are also attributed to local contractors that were displaced and/or downsized, when the Naval Undersea Warfare Center (NUWC) closed in 1996. RKG Associates, Inc. RKG I Technical Report: State Pier at New London, CT Page 11- The major increases in employment are linked to the introduction of the gaming industry in Ledyard in 1992 and subsequent expansion to Montville (Uncasville) in 1996. Service employment gains can also be attributed to hotel, medical and business services in the region. In addition, employment in the retail trade sector has improved since 1993, resulting from the advent of some national chains and big box retailers in the early 19905. This shift in retail expansion to the suburbs, coupled with the opening of the Mall in the early 19805, has impacted downtown areas in the region, including the City of New London. Since its opening in February, 1992, Foxwoods Casino has spearheaded the economic recovery of the region, and has contributed signi?cantly to the State?s ?nancial coffers. The casino is presently billed as the ?world?s largest?, and averages between 50,000 and 70,000 persons per day. Employment has grown from an initial staff of 2,400 in 1992 to its current level of over 10,000 persons and the annual payroll exceeds $300 million. The State has bene?ted from more than $500 million in payments, as part of a 1993 agreement, as well as more than $42 million in payroll-related taxes. The State has also received more than $18 million in income taxes from casino employees. In addition, it is reported that more than $500 million has been spent by the casino on goods and services with local, regional and national companiesz. In addition to these bene?ts, the Mashantucket Pequots have become a major player in the regional real estate market as discussed later in the market analysis portion of this report. However, to date, the City of New London has not been a major bene?ciary of this growth. a. Local Economic Conditions The City of New London remains a major center for service related industries in the New London LMA. Economic conditions, however, remain soft despite the regional economic recovery. In fact, employment levels in 1997 (16,600 jobs) for the City have declined by 3,100 jobs since 1988 (19,700 jobs). The proposed opening of P?zer-New London in 2005 should correct these losses and re-establish the City=s manufacturing base as well as anchor additional development activity. Employment data for the years 1988, 1993 and 1997 are summarized in Table 4, based on different industry sectors. For comparison purposes the data represents employment as of June of each year. Employment data for 1998 for the City of New London will not be available until later in 1999. Between 1988 and 1993, total employment 'in the City declined by 1,600 jobs, despite an increase of 1,340 positions in service industries. Total employment also declined by another 1,500 positions between 1993 and 1997, despite an increase of nearly 400 positions in the durable manufacturing sector, which is contrary to regional trends. This growth is likely attributed to the Pequot River Shipworks, which manufactures high speed ferries in the former Thames Valley Steel property adjacent to the State Pier. However, employment in manufacturing industries represents only a small percentage of total employment in the City of New London. In fact, as shown in Table 4, IQ Source: An Associated Press article in the Boston Globe February 17, 1997. RKG Associates, Inc. RKG I Technical Report: State Pier at New LondonLCT Page 12- employment in goods producing industries represented 8% of total employment in 1988, and 5% in 1997. The service producing sectors have also experienced employment declines between 1993 and 1997, despite regional trends to the contrary. Most of this decline can be attributed to the closing of the Navel Underwater Warfare Center in 1996, when more than 1,000 jobs at the NUWC were transferred to NeWport, Rhode Island. Table 4 Total Non-Agriculture Employment City of New London Employment Numeric Change Percent Change . 1988 1993 1997 1988-93 1993?97 1988-93 1993-97 Goods Producing 1,530 740 910 (790) 170 -51.6% 23.0% Construction 490 150 180 (340) 30 -69.4% 20.0% Manufacturing 1,040 590 730 (450) 140 43.3% 23.7% Durable 470 150 530 (320) 380 -68. 1% 253.3% Non-durable 580 4-10 200 (140) (240) -24.1% -54.5% Services Producing 18,140 17,350 15,680 (790) (1,670) TCPU 1,500 960 1,220 (540) 260 ?36.0% 27.1% Wholesale Trade 530 510 410 (20) (100) -19.6% Retail Trade 3,180 2.740 2,780 (440) 40 -13.8% 1.5% FIRE 1,020 730 450 (290) (280) -28.4% -38.4% Services 7,040 8.380 7,870 1,340 (510) 19.0% -6. 1% Government 4,870 4040 2,950 (830) (1,090) ?17.0% -27.0% Total 19,700 18.090 16,590 (1,610) (1.500) - Not Available Transportation, Communication and Public Utilities Finance, Insurance and Real Estate Source: Connecticut Department of Labor, Office of Research, and RKG Associates, Inc. In fact, between 1988 and 1997, more than 1,900 government sector jobs have been lost in the City. Declines in government employment account for 62% of total jobs lost between 1988 and 1997. Also, during this time period, employment in the ?nancial, insurance and real estate (F IRE) sectors declined by nearly 600 positions. This decline is due primarily to consolidation in the banking industry after failures suffered in the early 19905. It should be added that the City of New London is characterized as an employment center since more jobs exist in the City, than the number of local residents in the labor force. For example in 1997, there were 16,600 jobs provided at businesses located within New London in comparisons to only 12,700 persons in the labor force that lived in the City. Conclusion: Since 1988, the employment base for the City of New London has been significantly impacted by government sector job losses (1,900), primarily attributed to the closing of NUWC. However, the proposed 2,000 jobs at the P?zer New London facility should negate historic losses and provide an opportunity for economic revitalization in the City. RKG Associates, Inc. RKG I Technical Report: state Pier at New London. CT Page?13. b. Regional Employment Forecasts In 1997, the Connecticut Department of Labor, based on existing employment in 1996, published ten year projections for employment changes throughout the various regions of the State. These projections were also based on a macro level analysis of local, regional and national trends. Employment projections, however, were not prepared for the municipal level. These projections are utilized for planning purposes by local and regional planners and development professional. The City of New London and the New London LMA are located within the Eastern Region and the following section analyzes these projections. In summary, total employment for the Eastern Region of Connecticut is projected to increase by 14% over the next ten years, indicating an average annual growth of For the purpose of the analysis agriculture employment has been omitted. The State of Connecticut has identi?ed six industry clusters that should stimulate future economic growth. These industry clusters include: 1) Financial Services, 2) Health Services, 3) High Technology, 4) Manufacturing, 5) Telecommunications and Information, and 6) Tourism. These groups also represent the major industry sectors that will be the focus of State marketing efforts, as well as development incentives, in order to increase the State=s economic competitiveness. Table 5 presents Eastern Regional employment projections for those industries that would typically use industrial buildings. It should be noted that the individual sectors under the major industry types are sorted by estimated percentage change over the next ten years. Construction: Employment levels in this industry are projected to increase by 25% over the next ten years. This increase is supported by recent trends in the New London LMA and the City between 1993 and 1997, when construction employment increased by 34% and 20%, respectively. Manufacturing: Historic trends in manufacturing in the LMA and the City of New London are contrasting. There has been a marginal increase in employment at the regional level in non-durable industries versus an increase at the City level in the durable industries, which is declining regionally. Durable Goods employment is projected to decline by 8% over the next ten years, due primarily to projected losses in the Transportation Equipment industry. However, these losses are forecasted to be offset by cumulative gains in the Electronic and Industrial Machinery industries. The projected decline in Durable Goods employment over the next ten years is supported by trends that occurred between 1993 and 1997 in the New London LMA, which experienced a decline of 18%. Non-Durable Goods employment is projected to increase by 6% over the next ten years, due primarily to increases in Food Products and Chemical Products. It should be noted that the net change in Chemical Products employment is approximately 420 positions over the next 10 years, re?ecting P?zer expansion at the Groton facility. This projected employment increase, however, does not account for the proposed 2,000 jobs at P?zer-New London. Employment declines are anticipated in Textile Mill industries. RKG Associates, Inc. RKG I Technical Report: state Pier at New London, CT Table 5 Industry Employment Projections Eastern Region of Connecticut 1996 2006 Employment Net Annual Industry Type 1996 2006 Change Change Change Construction 4,583 5,740 1,157 25.25% 2.53% General Building Contractors 854 1,197 343 40.16% 4.02% General Contractors (exc. Bldg) 861 1,052 191 22.18% 2.22% Special Trade Contractors 2,868 3,491 623 21.72% 2.17% Durable Goods Manufacturing 19,691 18,161 (1,530) 47.77% -0.78% Electronic Other Electrical Equip 1,021 1,128 107 10.48% 1.05% Industrial Machinery Equipment 1,379 1,494 115 8.34% 0.83% Fabricated Metal Products 1,026 1,071 45 4.39% 0.44% Stone, Clay and Glass 866 896 30 3.46% 0.35% Primary Metal Industries 2,247 2,219 (28) -1.25% -0.12% Instruments and Related Products 1,088 967 (121) -1 1.12% -1.11% Transportation Equipment 1 1,493 9,783 (1,710) ~14.88% -1.49% Nondurable Goods Manufacturing 10,976 11,595 619 5.64% 0.56% Food Kindred Products 1,380 1,591 211 15.29% 1.53% Chemicals Allied Products 4,070 4,489 419 10.29% 1.03% Paper Allied Products 1,317 1,3 80 63 4.78% 0.48% Printing Publishing 1,659 1,668 9 0.54% 0.05% Rubber Misc. Plastic Products 1,565 1,569 4 0.26% 0.03% Textile Mill Products 536 428 (108) ?20.15% ?2.01% Trans., Comm, Public Utilities 7,481 8,227 746 9.97% 1.00% Local Interurban Transit 1,099 1,323 224 20.38% 2.04% Trucking Warehousing 1,390 1,591 201 14.46% 1.45% Communications 1,102 1,207 105 9.53% 0.95% Utilities Sanitary Services 2,461 2,625 164 6.66% 0.67% US. Postal Service 673 645 (28) -4.16% -0.42% Wholesale Trade 3,275 3,498 223 6.81% 0.68% Wholesale Trade, Nondurable 1,608 1,741 133 8.27% 0.83% Wholesale Trade, Durable 1,667 1,757 90 5.40% 0.54% Source: Connecticut Department of Labor page 14 I Transportation, Communication and Public Utilities (TCPU) employment is forecasted to increase by 10% over the next ten year. This change is primarily attributed to increases in most industries in this sector (Transit, Trucking, Communications and Utilities Services). The forecasted change is supported by employment changes in this sector between 1993 and 1997, for the New London LMA and the City of New London This increase RKG Associates, Inc. RKG I Technical Report: State Pier at New London, CT Page 15- should bene?t the City of New London, given the City=s strategy for marketing the community as a regional transportation center. Wholesale Trade employment is projected to increase by 7% over the next ten years. This increase is supported by employment changes in the LMA over the last year. Table 6 summarizes projected ten-year employment gains for the Eastern Region of Connecticut in those industrial sectors that would require of?ce space and/or retail/commercial service buildings. The following section analyzes the projected ten?year changes by major industry group. The individual sectors under the major industry types are sorted by estimated percentage change over the next ten years. Retail Trade employment is anticipated to increase by 13% over the next ten years. This includes increases in all sectors including a 21% increase in General Merchandise employment and an 18% increase in restaurant employment. This increase is supported by recent trends in retail employment in the New London LMA, which experienced a 7% gain between 1993?1997. In contrast to this regional trend, retail employment in the City of New London experienced only a 1.5% increase during this four year period. Finance, Insurance and Real Estate (FIRE) employment is anticipated to increase by 12% over the next ten years, as shown in Table 6. Most of this increase is anticipated in the real estate sector, and to a lesser extent in banking and insurance. While recent trends (1993 - 1996) in the New London LMA and City suggests otherwise, employment changes between 1997 and 1998 at the regional level indicate some growth in this sector that would support these ten year ?gures. Services employment is anticipated to increase by 24% over the next ten years. The hotel and lodging sector is forecasted to increase by more than 84%. In addition, amusement and recreation services casinos) employment is projected to increase by nearly 7,000 jobs over the next ten years.3 The employment gain for this sector represents nearly 30% of total projections for the Eastern Region of Connecticut. This anticipated ten?year increase appears reasonable given the 14,000 to 16,000 jobs that have been created since 1992. This forecasted increase would also seem applicable to the City of New London, given the plan to upgrade and expand Ocean Beach Park. This projected increase also re?ects the State=s effort in targeting tourism as a primary industry cluster. For these projections, employment at Foxwoods and Mohegan Sun are categorized by the Connecticut Department of Labor as amusement and recreational services, instead of govemment. RKG Associates, Inc. RKG I Technical Report: State Pier at New London, CT Page 16 I Table 6 Industry Employment Projections Eastern Region of Connecticut 1996 2006 Employment Net Annual Industry Type 1996 2006 Change Change Change Retail Trade 28,343 32,064 3,721 13.13% 1.31% General Merchandise Store 2,916 3,515 599 20.54% 2.05% . Eating Drinking Places 8,995 10,602 1,607 17.87% 1.79% Building Materials Garden Sup. 933 1,050 117 12.54% 1.25% Miscellaneous Retail 4,805 5,360 555 11.55% 1.16% Furniture Homefurnishings 903 1,001 98 10.85% 1.09% Auto Dealers Service Stations 3,156 3,422 266 8.43% 0.84% Food Stores 5,453 5,883 430 7.89% 0.79% Apparel Accessories Stores 1,182 1,231 49 4.15% 0.41% Finance, Insurance Real Estate 4,080 4,583 503 12.33% 1.23% Real Estate 1,006 1,192 186 18.49% 1.85% Depository Institutions 1,870 2,000 130 6.95% 0.70% Ins. Agents, Brokers Services 630 666 36 5.7 0.57% Services 78,999 97,736 18,737 23.72% 2.37% Hotels Other Lodging Places 1,814 3,346 1,532 84.45% 8.45% Amusement Recreation Serv. 13,073 20,061 6,988 53.45% 5.35% Social Services 3,723 5,146 1,423 38.22% 3.82% Engineering Management Serv. 2,849 3,738 889 31.20% 3.12% Business Services 5,251 6,841 1,590 30.28% 3.03% Health Services 13,567 16,457 2,890 21.30% 2.13% Auto Repair, Services Parking 931 1,127 196 21.05% 2.11% Membership Organization 2,183 2,534 351 16.08% 1.61% Self-employed, private 13,568 15,190 1,622 1 1.95% 1.20% Personal Services 1,395 1,539 144 10.32% 1.03% Museums, Botanical, Zoo 561 615 54 9.63% 0.96% Legal Services 940 1,006 66 7.02% 0.70% Educational Services 18,566 19,446 880 4.74% 0.47% Government 12,068 12,188 120 0.99% 0.10% Local Gov. (exc. educ. hosp.) 4,449 4,675 226 5.08% 0.51% State Gov. (exc. educ. hosp.) 4,440 4,405 (35) -0.79% -0.08% Federal Gov. (exc. postal) 3,179 3,108 (71) -2.23% -0.22% Total Industries 169,496 193,792 24,296 14.33% 1.43% excludes Agriculture Source: Connecticut Department of Labor RKG RKG Associates, Inc. Technical Report: state Pier at New LondonLCT Page 17- Other major service industries that are projected to experience increased employment over the next ten years include Social Services Engineering Services Business Services and Health Services In fact, employment in all service sectors, as shown in Table 6, are projected to increase over the next ten years. This trend is supported by regional and local data. Government employment is anticipated to increase by 1% over the next ten years. The employment growth factors discussed above appear consistent with regional employment trends, and to a lesser degree with local trends, although 1998 data ?at the municipal level is currently not available. Applying these factors against employment levels for 1997, provides an indication of potential ten year growth in regional and local markets. For the New London LMA, total employment is anticipated to increase to 157,800 positions over the next ten years, re?ecting a 13% increase. The majority of new employment is forecasted in the services producing industries (16,700 jobs), although goods producing employment is forecasted to have a net increase of 500 jobs. The City of New London=s employment base is anticipated to increase to 21,000 jobs in 2007, re?ecting a gain of more than 4,460 positions. Most of this increase is forecasted to occur in the service producing sectors. By 2007 forecasted employment in the service producing industries (18,100) will return to 1988 levels for the City of New London. Service industries, such as hotel, medical and business services account for 42% of the forecasted growth or 1,870 jobs. Retail services are also forecasted to re?ect an 8% growth or 365 jobs. This growth in the service producing sectors appears consisted with regional trends over the last 10 years. It should be noted that minimal growth is forecasted for the manufacturing or goods producing sectors. RKG Associates, Inc. RKG I Technical Report: state Pier at New London, CT RKG page 18 I Table 7 Projected Employment (1997 - 2007) New London-Norwich LMA Projected Change 1997-2007 As ofJune. 1997 Factor 2007 Number Percent Goods Producing 29,800 32,337 2,537 8.5% Construction 4.700 1.2525 5,887 1.187 25.3% Manufacturing 25,100 26.451 1.350 5.4% Durable 15,400 0.9223 14,203 (1,197) Nondurable 9,700 1.0564 12,247 2.547 26.3% Services Producing 108,800 125,496 16,696 15.3% TCPU 6,600 1.0852 7,162 562 8.5% Wholesale Trade 2,700 1.0681 2,884 184 6.8% Retail Trade 26.100 1.1313 29,527 3,427 13.1% FIRE 3,800 1.1233 4,269 469 12.3% Services 50,000 1.2372 61,860 11,860 23.7% Government 19,600 1.0099 19,794 194 1.0% Total w/ P?zer 138,600 157,833 19,233 13.9% City of New London Projected Employment (1997 -2007) Projected Change 1997-2007 As ofJune. 1997 Factor 2007 Number Percent Goods Producing 910 2,926 1.970 216.5% Construction 180 1.2525 225 45 25.3% Manufacturing 730 2,700 1,970 269.9% Durable 530 0.9223 489 (41) Nondurable 200 1.0564 2,211 2.011 1,0055% Services Producing 15,680 18,128 2.448 15.6% TCPU 1,220 1.0852 1,324 104 8.5% Wholesale Trade 410 1.0681 438 28 6.8% Retail Trade 2,780 1.1313 3,145 365 13.1% FIRE 450 1.1233 505 55 12.3% Services 7,870 1.2372 9,737 1,867 23.7% Government 2,950 1.0099 2,979 29 1.0% Total w/P?zer 16,590 21,054 4,464 26.9% 2007 nondurable employment ?gures are adjusted by 2,000 resulting from P?zer New London Transportation, Communication and Public Utilities Finance, Insurance and Real Estate Services in the LMA include 15,000 persons for Foxwoods and Mohegan Sun Based on an employment growth factor from 1996 - 2006 projections Source: Connecticut Department of Labor and RKG Associates, Inc. RKG Associates, Inc. Technical Report: state Pier at New London, CT D. Neighborhood and Site Description RKG Page 19 I RKG Associates, Inc. I Technical Report: state Pier at New London, CT Page 20- The State Pier property is located within a diverse, mixed used neighborhood where minimal investment has occurred until the recent multi-million modernization of the State Pier property. From a locational perspective the neighborhood is at the western base of the Interstate 95 bridge, less than a half a mile from downtown New London. The neighborhood, for this analysis, consists of approximately 85 acres that is fairly evenly divided into two sections. The southern portion which includes the State Pier property is basically a peninsula that is bounded on the north by the raised Conrail/Amtrak right-of-way. The northern portion consists of an industrial area that extends under the I-95 elevated bridge and beyond Lewis Street. The boundaries used in this analysis basically follow the existing zoning district for this portion of New London as well as most of the City?s designated area for a Free Trade Zone. 1. Access: Primary access to the neighborhood can be gained via Avenue through its signalized intersection with Eugene O?Neill Drive, which is the major connector between Interstate 95, State Route 32 and downtown New London. Avenue is a two?lane road that head northeast along the western boundary of the neighborhood after its immediate intersection with State Pier Road. Secondary or backdoor access to the neighborhood can be provided by State Pier Road which intersects State Route 32 ?lrther to the north. Overall, access to the neighborhood for a driver unfamiliar with the New London road network, appears somewhat convoluted, due in part to the intersecting major highways in this vicinity. Changes proposed as part of the State Pier MDP are expected to reduce confusion and improve traffic ?ows in the neighborhood. 2. Primary Uses and Trends: Maritime and transportation related uses appear to utilize a majority of the land area. Assessment records indicate that Central Vermont Railway is the largest single land owner in the neighborhood. The Company has approximately 35 acres, consisting of its pier, former roundhouse and extensive rail right-of-ways leading north from its pier. A mix of single family and duplex properties are located beyond the northwestern boundary. There is also an enclave of fourteen residential structures, abutting the State Pier site, most of which are in generally poor physical condition. Along the internal streets in the northern portion, the neighborhood appears fairly densely developed with industrial properties. In fact, research indicated there were eleven industrial properties in this area4, containing roughly 15 acres improved with nearly 400,000 SF of building area, indicated a ?oor area ratio (or FAR) of 60%. Most of the buildings are along the east side of Avenue (Levin Distribution; Naval annex; Bell Pump) or off Lewis Street/Eastern Ave. (Thames Valley Steel; Distributors). The City of New London?s Department of Public Works maintains a garage, storage yard, of?ce area and a sanitation transfer facility directly below the 1?95 bridge. A majority of the buildings in this portion of the neighborhood are regarded as modem, or post-1965 construction. These eleven properties total approximately $7.75 million in assessment value and contribute nearly $21,500 in annual real estate taxes. This figure equates to roughly of improved building area or $14,500/acre of improved land. RKG Associates, Inc. I Technical Report: State Pier at New London, CT Page 21- The remaining 30 or so acres in this northern portion are generally undeveloped and utilized for transportation purposes with the majority owned by Central Vermont Railway. The State also maintains a boat launching area underneath the I-95 bridge, that is accessible only from State Pier Road via an underpass under Conrail?s ROW. This is just to the north of the State Pier property. Including this transportation related land area, the effective Floor Area Ratio (FAR) in the northern portion of the neighborhood is reduced to 20% (400,000 acres). The southern portion of the neighborhood consists of approximately 40 acres and is divided (east to west) by the Central Vermont Railway property. Primary uses are transportation related with the - exception of a small enclave of fourteen, aged and poorly maintained, residential structures (primarily duplexes), which occupy about two acres of land, surrounded by the State Pier property 5. There are three major parcels in the southern portion of the neighborhood that include the State Pier parcel (14 acres), a portion of the Central Vermont Railway parcel (15 acres), and the City of New London (7 acres). In addition to these parcels, as well as the Conrail ROW, there is a small parcel of 1.45 acres on the west side of Thomas Grif?n Road that is improved with a 15,000 SF research and development facility, which was formerly occupied by Tracor Inc. Based on assessment data, there are more than 190,000 SF of building improvements in the southern portion of the neighborhood, including 129,600 SF at the State Pier?. Given that the approximate land area is 40 acres, the overall FAR in this portion is approximately 11%, suggesting under-utilization of land from a real estate tax perspective. However, given the physical constraints caused by the numerous right-of-ways, topography, soil conditions and shoreline protection, it is unlikely industrial building coverage in this portion of the neighborhood would exceed 30% FAR. The major area in the neighborhood to accommodate future development is the property owned by Central Vermont Railroad. E. Zoning and Land Use Regulatory Agencies The State Pier site is located within the Waterfront Industrial (WI) Zone. Permitted uses include a array of maritime and transportation related uses including port facilities, rail yards, ferry boats, marinas, yacht clubs, boat sales and rentals. Industrial uses include water-dependant manufacturing operations, warehousing and the wholesale of alcohol, meats, produces and provisions. Accessory According to New London assessment records, ?fteen parcels consisting of approximately 1.6 acres that are improved with 23 units. Ten ofthe buildings are reported as duplexes, three as single family residences, one is a closed commercial unit and one parcel is vacant, improved with an outbuilding. Total assessment value is $848,000 or $526,700/acre) which equates to $23,150 in annual real estate taxes The City of New London acquired one property (28 Fraser Street) that appears abandoned. Two other properties also transferred: 29 Eighth Street, a duplex having a gross area of 3,284 SF, sold in March, 1995 for $50,000 or $25,000 unit; and 78 Tenth Street, a single family unit having a gross area of 2,400 SF, transferred in January, 1995 for $24,000. This ?gure re?ects the change in building area at the pier resulting from demolition and proposed construction. RKG Associates, Inc. RKG I Technical Report: State Pier at New London. CT Page 22- and recreational uses include parking facilities, parks and playgrounds (public private). Additional uses are allowed, subject to a special permit, include commercial uses such as business and professional of?ces, restaurants, hotels and motels. The existing uses in the neighborhood, as well as at the State Pier property, appear consistent with the City?s Zoning. However, the enclave of residential duplexes con?icts with permitted uses in this district. Another regulatory agency that would be involved in reviewing development proposals of waterfront properties is the Connecticut Department of Environmental Protection which is authorized to manage activities under the Coastal Zone Management Law. F. Real Estate Market Analysis . The New London County real estate market, similar to the economic base, has been in transition and is now showing signs of recovery. Real estate values in general have been steadily increasing, although in most markets, values remain below those levels experienced in the late 19805. In addition, the recession of the early 19903 has left a historical legacy of buildings trading well below their replacement costs. As a result, local lenders may be reluctant to make speculative real estate loans. The purpose of the section is to identify current market conditions and characteristics in regards to office, industrial, retail and commercial services and hospitality markets. New London County is primarily dominated by end-users in terms of its real estate market. This is evidenced by the large and diverse facilities owned by the major employers located throughout the region, such as P?zer Incorporated, General Dynamics, Foxwoods Resort and Casino, Mohegan Sun Casino, State of Connecticut, Dow Chemicals, US. Naval Submarine Base, US. Coast Guard Academy, ConneCticut College, as well as Lawrence and Memorial Hospital. Recent real estate activity by some of these regional employers include: P?zer?s proposed New London facility, that will contain more than 500,000 square feet (SF), as well as an expansion at the company?s Groton complex. The Mashantucket Pequots Tribal Nation recently opened an 820 hotel room expansion at Foxwoods Resort, complete with 53,000 SF of conference space. In addition, a $190 million Mashantucket Pequot Museum and Research Center (310,000 SF) opened in August, 1998 adjacent to oxwoods. A hotel development is planned in the City of Norwich, that is anticipated to be a cornerstone of downtown redevelopment in that community. The Mashantucket Pequot Tribal Nation also started a high-speed ferry manufacturing company in New London. The Mohegan Tribal Nation recycled an idle industrial complex in Montville into a casino, which opened in October, 1996. Reportedly the Mohegan Tribal Nation is in the initial planning stages of a large scale hotel (1,500 rooms) and conference center development (75,000 SF) on their Thames River site; speci?c details are not available at this time. In addition, the State of Connecticut transferred the adjacent Fort Shantok State Park to the Mohegan Tribal Nation, who recently reopened the park to the public, after some minor RKC Associates, Inc. RKG I Technical Report: state Pier at New London, CT Page 23- improvements. The Connecticut Department of Transportation is presently analyzing different transportation alternatives for the region, due to increased traf?c associated with the casinos. The City of New London is one of the communities in the study area. In addition to the recent renovation of the State Pier, a number of additional governmental initiatives are currently under way. In conjunction with Pfizer?s creation of a Central Research facility on the former New London Mills site, the City is creating a Municipal Development Plan (MDP) for the Fort Trumbull area. This project includes the proposed Fort Trumbull State Park (being developed by the Connecticut Department of Environmental Protection), the redevelopment of the former Naval Undersea Warfare Center (NU WC), and - other public and private properties in the Fort Trumbull Area, totaling 90 acres. The City is also developing a Master Plan for the Downtown Area, and a revitalization strategy for Ocean Beach Park. The Harkness Mansion in Waterford has also undergone renovations. In addition, the State is in the process of transferring ownership, possibly to the private sector, of the former Norwich State Hospital and Seaside Regional Center in Waterford. 1. Available Commercial and Industrial Land New London County has a supply of more than 1,200 acres of undeveloped non-residential land, with adequate infrastructure in place, to support long term commercial and industrial development. Most of this land is located along the Interstate 95 corridor in the Towns of Waterford, Groton and Stonington/North Stonington. - The Norwich Industrial Park (off L395), one of the more established industrial parks in the County, has approximately 80 acres available. This 450 acre park, initiated in the late 19603, has a mixed tenant base including a few non?industrial users such as Dodd Stadium, which was constructed for the Norwich Navigators, a double A baseball team. Due to the park=s centralized location and convenient interstate access, other tenants include warehouse/distribution users. This park has a number of buildings available for sale or lease. 0 In contrast the City of New London has only 15 acres of vacant land, including potential redevelopment sites. Most of the sites are small and scattered throughout the municipality. {The City=s supply of commercial land could increase by another 20 to 40 acres with the inclusion of the different alternatives being evaluated for the Fort Trumbull Area. 0 Currently, a 4.2 acre site is available adjacent to the State Pier property. There are also a number of available industrial buildings in this portion of the City, including a research and development structure, that was formerly leased by the US. Navy. 0 A 3.2 acre parcel is also available at the Shaw=s Cove Business Park, about a mile south of the downtown. A proposal for a 72,000 SF of?ce building was recently presented to the New London Redevelopment Authority, the owner of the parcel. The building is planned in two RKG Associates, Inc. RKG I Technical Report: State Pier at New London. CT Page 24- phases. A ?nal proposal for the property, however, has not been presented and details regard the potential user(s) are unknown at this time. In addition, a four acre waterfront site adjacent to the downtown and the Shaw=s Cove Business Park is being marketed as a redevelopment project for a possible hotel or residential development. However, only a few buildings remain and no proposals have been presented. 0 The former Norwich State Hospital, in the City of Norwich/Town of Preston, is not included in the regional supply of available land. Planned reuse alternatives for this 475V acre campus on the Thames River(across from the Mohegan Sun) includes entertainment, hospitality and retail uses. It should be noted that Three Rivers College in Norwich is interested in utilizing a portion of the site. Industrial land pricing ranges from $20,000/acre to $50,000/acre. The cost for commercial land along the corridor, however, could yield a value of $200,000/acre or more. Location, size, topography, soil constraints, utilities available, etc. all affect values. Waterfront parcels may yield a value in the $200,000 to as much as $500,000/acre, although historic sales evidence does not support the high end premium. In conclusion, the region has an adequate supply of commercial and industrial land for long term expansion. However, the supply in the City of New London is limited, and the operation of a successful cargo operation at the State Pier will require adequate support facilities, both in terms of warehousing and outdoor storage. The ability to create 150,000 square feet of warehouse and distribution space at the State Pier would allow for support of break-bulk cargo operations at the State Pier. 2. Available Commercial and Industrial Buildings A regional supply of 2.5 million SF of non-residential buildings is available in the New London County market with 31 percent (764,000 SF) of this located in the City of New London. The remaining 69 percent (1.72 million SF) is scattered primarily between Norwich, Jewett City, Groton, and Waterford.7 Approximately 65% (1.62 million SF) of the total supply is considered industrial space of which only 7% (250,500 SF) is in the City of New London. From this perspective, it appears that the City of New London, which is a regional employment center, is under-served in terms of industrial facilities. In addition, the age of existing industrial facilities is a concern from a market perspective. Approximately 40% of the regional industrial supply is older mill-type complexes, while only 20% is post-1980 construction. There is only one available post-1980 industrial building (15,000 SF) in The term available means properties that are being actively listed or marketed for sale or lease. However, some of these buildings, or portions of them, may be currently occupied. Only two buildings at NUWC (Buildings 2 and 96), totaling 186,000 SF, are included in this supply. While it is anticipated that these facilities will ultimately be demolished, they are, at the present time, available. RKG Associates, Inc. RKG I Technical Report: state Pier at New LondonLCT Page 25- the City of New London. This suggests that there is a limited supply of quality industrial space for potential users not only in the City, but also in the County. According to discussions with regional real estate brokers, modern, high bay industrial and warehouse space has seen strong demand over the past two years, particularly Where facilities are located in close proximity to Interstate 95. Twenty-four percent (598,200 SF) of the total regional supply is of?ce properties of which 62 (371,400 SF) is within the City of New London. At the present time, there is a limited supply of available Class A of?ce space in the remainder of the City of New London. According to regional real estate brokers, only 46,000 SF of Class A of?ce space in New London is reported to be available. - The remaining 11% (265,615 SF) of the available regional building supply is classi?ed as retail/commercial service buildings and nearly 54% (143,000 SF) of this space is located in the City of New London. A majority of this supply is ground ?oor space in the downtown area. Table 8 presents the distribution of available space in the region by area and use. Table 8 Summary of Available Building Supply New London County (August, 1998) Area/Use SF of City of Reg. City of New London 60 763,802 100%l 31% Of?ce 22 371,380 49% 15% Retail/Comm. Serv. 27 142,962 19% 6% Industrial 1 1 249,460 33% 10% New London County 89 1,718,228 69% Of?ce 37 226,813 9% Retail/Comm. Serv. 26 122,653 5% Industrial 26 1,368,762 55% Regional (County) Total 149 2,482,030 100% Of?ce 59 598,193 24% Retail/Comm. Serv. 53 265,615 1 1% Industrial 37 1,618,222 65% Does not include the available buildings in the City ofNew London Source: RKG Associates, Inc. and MBlA/Bartram Cochran a. Office Buildings Nearly 3.5 million SF of of?ce buildings exists in the region, with 2.3 million SF suitable for multi-tenant use. Since 1982, over one million SF of of?ce space was constructed in the market. It is reported that 740,000 SF is regarded as Class A. Most of this space is primarily located in the Groton-New London submarket, and a majority of the New London Class A of?ce space is contained in the Shaw=s Cove Business Park, developed in the 1980s RKG Associates, Inc. RKG I Technical Report: State Pier at New London, CT Page-26 An estimated 600,000 SF of of?ce space is available to the market, including 371 ,400 SF in the City of New London. This includes 274,300 SF of Class A space, representing 74% of the available of?ce space in the City. The major available Class A properties include three buildings in the Fort Trumbull Development Area (Buildings 2 and 96 at NUWC, as well as 194 Howard Street) having approximately 228,300 SF of available space. These three Class A buildings represent 60% of available of?ce space in the City. However, the New London Development Corporation anticipates demolition of the existing structures at NUWC, to create new development parcels on the site. Approximately 46, 000 SF of the available of?ce space in the rest of New London 15 considered Class A, and the remaining 97,100 SF 18 Class or lower of?ce area, and most of this 1s located in the downtown area. Real estate conditions in the City of New London have shown signs of modest recovery as evidenced by current occupancy at Class A of?ce buildings, which is more than 90 percent at selected properties. However, occupancy at the older Class and buildings is lagging behind in the 70 to 80 percent range. In addition, rent levels at Class A properties have stabilized at approximately $15/ SF (gross), however, they remain below the level needed to support new speculative construction. In addition, the historic sales values of Class A of?ce space, created by the past imbalances in the market, have not recovered suf?ciently to justify new construction except for an end-user. Shaw=s Cove Business Park consists of six buildings, totaling approximately 300,000 SF, that were constructed in the mid-19805. Historically, demand for of?ce space typically came from local contractors, professional and business services that supported the defense?related industries. However, downsizing resulted in negative absorption of Class A of?ce propertiesvin the early 1990s which continued with the closing of NUWC in 1996. This created increased vacancies and placed downward pressures on rental pricing, making Class A properties affordable for Class and users. Currently, only 26,000 SF IS available at Shaw=s Cove, indicating an occupancy rate of nearly 92 percent. According to the leasing agent, 40 percent of the current occupants are in medical or health related industries re?ecting a transition from defense oriented contractors. Other health services activity is evidenced by Mariner Health Group=s purchase of Mariner Square, a Class A, 100,000 SF downtown building. In addition, Lawrence and Memorial Hospital completed a major renovation. Gross rents for of?ce properties generally range from $8 to and expenses range from $3 to suggesting net rents between and This rent range is well below the level to support speculative of?ce construction. Sales of Class A of?ce properties are within $25/ SF to $40/ SF range, signi?cantly lower than replacement cost without consideration for underlying land values. The supply of underperforming Class A properties in New London is limited at the present time, given the recent sale of 194 Howard Street. This 50,000 SF, Class A building reportedly sold for $1.3 million, indicating a value of P?zer recently negotiated a 3 to 5 year lease and will be moving in by the end of the year. Upgrades and renovations to the building are underway, although the exact costs are unknown at this time. Associates, Inc. RKG I Technical Report: State Pier at New London, CT Page-27 b. Industrial Buildings The region=s industrial base is reported to have more than 11 million SF, with the Groton?New London and Norwich markets each containing approximately one-third of the supply, with the remainder distributed throughout the County. The regional industrial base is reported to be dominated by owner-occupants, which account for an estimated 90% of the supply. At the present time, the regional market has more that 30 industrial buildings available, containing in excess of 1.6 million SF. Approximately 250,000 SF are in the City of New London. However, much of the available space is not considered to be marketable, in terms of what current users require. Nearly 40% of the ?oor space is contained in aged, mill facilities, such as two complexes in Jewett City (440,000 SF) and ?ve properties in New London (115,900 SF). These facilities typically do not meet current standards for ceiling heights, accessibility, etc. In contrast, only 20 percent (325,000 SF) of the regional industrial supply is considered to be modern industrial space (post-1980 construction). There is only one building available in New London which is considered to be modern industrial space, a 15,000 square foot facility. In the City of New London, nearly 250,000 SF of industrial buildings are available. Of the industrial space in the City, nearly 50% is contained in older multi-level mill type buildings, while a very small percentage is post-1980 construction. Most of the available industrial buildings are located in the State Pier neighborhood, including the former US. Navy Research Development Annex and an older manufacturing building at the Thames Valley Steel (TVS) property adjacent to State Pier. Activity at TVS, which is a 150,000 SF facility, over the last few years includes the occupancy of Pequot River Shipworks. This company, ?nanced by the Mashantucket Pequots, has a licensing agreement with a London?based company to manufacture high tech, high speed ferry boats, which have been successfully used in Hong Kong. The for-sale pricing of industrial buildings remains well below replacement costs, and generally ranges between $5 and $40/ SF, depending on age, size, location, etc. Rental pricing ranges from to with the low end re?ective of older properties with limited ?nish and amenities, and the high end re?ective of more modern A?ex@ space with a high percentage of ?nish (or Mill space ranges from to Location, size, age and amenities all in?uence value. In the City of New London there is a limited supply of modern larger buildings (50,000 to 100,000 SF) with convenient access to 1-95. The proposed 150,000 square foot warehouse in the State Pier MDP area would represent an expansion in the market of a product that is currently in demand. According to regional real estate brokers, the warehouse and distribution market has seen strong growth over the past two years, particularly for modern facilities in close proximity to 1-95. Employment projections for the region, as presented in Table 5 earlier in this report, anticipate the creation of more than 230 new jobs in wholesale trade. The City of New London would be in a position to capture a large percentage of these new jobs with the redevelopment of the State Pier property. RKG Associates, Inc. RKG I Technical Report: state Pier at New London, CT Pageiirs c. Retail/Commercial Services Large scale retail development has expanded over the last few years, especially in the area around the Mall in Waterford. It is reported that roughly 400,000 SF of retail buildings were permitted in 1994-1995 in the Route 85, 1?95 and I-395 area, where new stores for BI Wholesale Club, Home Depot and WalMart, to name a few, have been constructed. WalMart has also constructed stores in Groton and Norwich, during this time. Presently, the New London Mall, off 1?95, is undergoing major renovations and expansion, in order to reposition itself among other regional malls. The region has more than 265,600 SF of retail/commercial space available to the market and nearly 54 percent (143,000 SF) of this space is located in the City of New London. In addition, nearly 52 percent (66,900 SF) of the supply in the City is ground ?oor space in the downtown area. This suggests that the magnitude of the retail vacancy is sizable and any proposed retail development in the State Pier MDP Area may compete with potential downtown users, unless geared for alternative uses such neighborhood oriented retail and/or commercial services. Alternatively, ground floor space in the downtown could be recycled for alternative uses such as commercial services. d. Conclusions Office and Industrial The City of New London has 763,800 SF of available non?commercial building area, which represents nearly 31 percent of the regional supply. The supply of available Class A of?ce space is limited to only 46,000 SF. This equates to a citywide occupancy of more than 90 percent for Class A of?ce. However, some, if not most, of the remaining available supply in the City of New London appears inadequate, in its current condition, to meet high quality standards and needs of potential new users without investment, which in some cases appears signi?cant. This suggest that in the future the City should be become more focused about preservation, and consider selective demolition in order to create open space and/or alternative use sites over the long term. The industrial market is in a similar state, with a shortage of newer, more modern high quality facilities, and an excess of older, lower quality facilities. Approximately 40% of the available industrial properties are older, mill-type properties, with limited marketability. In contrast, there is reportedly only one 15,000 SF modern industrial facility available. VI. Development Implications The potential effects of the employment and population forecasts, discussed earlier, have had positive impacts on the real estate market in the City of New London in terms of additional occupancy and/or new construction. This section calculates potential demand indicators resulting from employment and population growth, and analyzes potential real estate needs for the year 2010 based on the forecasts discussed earlier. A. Non-Residential Building Demands - City of New London In terms of non?residential buildings, the forecasted employment growth, as shown in Table 9, on the conservative side, should create a need for approximately 1.2 million SF in the City of New London over the next ten to ?fteen years. On the aggressive side, the forecasted employment may create a need for approximately 1.9 million SF of non-residential building area. RKG Associates, Inc. RKG I Technical Report: state Pier at New London, CT Page 29 I Table 9 City of New London: Estimated Employment Gains and Building Needs by 2010 Employment Building ULI Emp. Factors Indicated Building Area Industry Sector Gains Type Low (SF) High (SF) Low (SF) High (SF) P?zer-New London 2,000 Clinical 250 250 500.000 500,000 Construction 45 Industrial 400 750 18.000 33,750 Non?durable MFG 11 Industrial 750 1,000 8.250 11,000 Wholesale Trade 28 1,000 1,500 27.921 41,881 TCPU 104 Ind/Of?ce 400 750 41.584 77,970 FIRE 55 Of?ce 250 500 13,871 27,742 Retail Trade 365 Comm/Ret. 450 650 164.256 237,259 Services 1,867 Off/Comm. 250 500 466,691 933,382 Government 29 Of?ce 250 500 7,301 14,602 Total 4,459 1,247,875 1,877,587 By 2007, extrapolated from planned ?gures (P?zer) and forecasted rates (Connecticut DOL) P?zer plans to build a 500,000 SF facility and employ 2,000 persons Transportation, Communication and Public Utilities Finance, Insurance and Real Estate Urban Land Institute Employment Factors in determining building needs Prepared by RKG Associates, Inc. It is important to recognize, however, that these estimates are based on the City of New London attaining its proportional share of development activity within the region. Realistically, however, there are likely to be areas where the City exceeds these ?gures, and other areas where it falls short. The level of attainment will depend on the competitive position of the community, relative to alternative locations in the region. Based on the quality of the proposed facility at the State Pier, as well as the multi-modal transportation capabilities (rail, ship, truck), it is anticipated that the State Pier property will capture a high percentage of new employment opportunities in warehousing and distribution. Summarized in Table 10 are the projected demand indicators for 2010 for the City of New London in comparison to the existing supply. B. Development Implications for the State Pier The proposed 150, 000 square foot warehouse for the State Pier property, and the ancillary outdoor storage areas, is expected to be successful, based on several factors. The State Pier would bene?t from the removal of the enclave of residential houses, not only in terms of making the site more developable but also removing a blight problem. 0 In addition, the proposed traf?c improvements for the area should serve to reduce traf?c confusion, and improve circulation. - The creation of a large warehouse/distribution operation would provide a complimentary use to the existing industrial activities in the neighborhood. In addition, the availability of multi-modal transportation alternatives could help regional businesses compete more effectively. 0 According to regional real estate brokers, the strongest demand for industrial properties is for modern, high bay warehouse facilities, similar to the facility proposed for the State Pier. Given RKG Associates, Inc. RKG I Technical Report: state Pier at New London, CT Page 30 the proximity of the property to Interstate 95, this use would seem to be a good fit for the State Pier site. Although manufacturing use would provide greater bene?ts in terms of employment opportunities, the manufacturing segment of the regional economy has been hard hit. Manufacturing in New London as well as Connecticut has been on the decline for the last fifty years, and the State Pier property is not likely to reverse this trend. Water-related manufacturers would be good alternatives and the Free Trade Zone designation may encourage a company looking to expand. However, the site does not provide enough land area for a large scale plant like Electric Boat or Dow Chemical. RKG Associates, Inc. RKG I APPENDIX JOB CREATION ANALYSIS Prepared for Milone MacBroom 716 South Main Street Cheshire, Connecticut 06410 Prepared by RKG Associates, Inc. Economic, Planning and Real Estate Consultants 277 Mast Road Durham, NH 03824 Phone: (603) 868-5513 FAX: (603) 868-6463 JOB CREATION ANALYSIS FOR THE NEW LONDON STATE PIER 10.1. Executive Summary A range of job creation estimates has been created for the development of a 15 0,000 square foot warehouse facility, with outdoor storage and inter-modal capabilities. Two distinct methods have been used to estimate the direct and indirect employment for the proposed State Pier facility. The Urban Land Institute methodology results in a total of 202 to 302 jobs, while the methodology employed in the 1997 Maguire study results in estiamtes of between 150 and 250 total jobs, depending on the level of cargo activity. The estimates for total job creation are summarized below. Table 1 Estimated Indirect Job Creation At Various Levels of Cargo Tonnage Annual Cargo Tonnage ULI Method 300,000 400,000 500,000 Direct Jobs 100 150 97 129 161 Indirect Jobs .. 102 152 - 53 71 89 Total Direct Indirect - 202 302 150 200 250 JODS (Person Years) 176 176 176 . 176 10.1.1 Methodology and Assumptions The purpose of this report is to update the economic analysis contained in the 1997 . Transportation and Land Use Compatibility Study for the New London State Pier, prepared by the Maguire Group. At the present time, there are plans to construct a large warehouse and outdoor storage facility on the State Pier property, which would be used for multi-modal transportation and distribution of cargo to and from the State Pier. - RKG Associates has utilized available published information to estimate the projected job 7 creation impacts of the construction of a 150,000 square foot warehouse and distribution facility at the State Pier property. According to the New London Development Corporation, the facility is expected to handle an estimated 400,000 tons of cargo annually. In order to create a range of anticipated employment at the site, the 400,000 ton ?gure was used as the midpoint of a range of cargo activity at the site. Job creation for a range of 300,000 to 500,000 tons annually is calculated, using generally accepted data from previous studies, the Urban Land Institute (ULI) and the US. Department of Commerce. ULI publishes studies regarding the average square footage per employee for numerous industries, including warehousing. These estimates are used as a check against estimates of direct job creation created using industry standards for cargo port operations, as de?ned in the 1997 Maguire study and the prior 1994 study prepared by Martin O?Connell Associates. The consultants also used information from the US. Department of Commerce?s Regional Input- Output Modeling System (RIMS II) to determine spin-off impacts associated with the creation of Job Creation Analysis Page 1. New London State Pier Prepared by RKG Associates, Inc. new employment opportunities at the State Pier. RIMS II has state-speci?c multipliers which provide an indication of the indirect or induced job creation from new employment opportunities resulting ?om the re-spending of wages and the purchases of goods and services by businesses. 2 Finally, information on construction wages in the State of Connecticut was utilized to estimate employment impacts associated with the construction of the new 150,000 square foot warehouse at the State Pier site. An estimated construction budget of $15 million was used, which accounts for the construction of the facility, as well as additional site development costs for pile-supported construction, heavy-load ?ooring and development of exterior storage capabilities. 10.1.2 Direct Job Creation In order to estimate the potential for creation of direct jobs at the new facility, two methods were utilized. The ?rst method is based on average square footage requirements per employee, as developed by ULI. ULI has historically tracked these ?gures, to provide communities and developers with an understanding of the magnitude of development and its impacts. According to ULI, an average warehouse operation requires 1,000 to 1,500 square feet per employee. Based on the proposed 150,000 size of the State Pier facility, 100 to 150 direct jobs would be created. This ?gure is considered to be somewhat low, since it does not account for the amount of exterior storage, and the interaction of the warehouse with other facilities, Speci?cally the State 1 Pier, the rail line and the trucking industry. Nevertheless, this can be considered the low end of our estimate for direct job creation. - - As a contrast, the 1997 Maguire study was reviewed. The Maguire study estimated that for every 2,000 tons of cargo moving through the facility, one permanent full-time equivalent (FTE) position is created. Of these 64.4% are direct jobs, and the remaining 35.6% are indirect or induced. The direct positions include stevedores, truckers, administrative staff and other af?liated personnel. Based on the potential range of cargo volumes to be handled at the facility, 1 full-time equivalent positions would be as follows. Table 2 . . Estimated FT E?s at Various?Cargo Tonnage 7 Annual Cargo Tonnage 300,000 400,000 500,000 Full Time Equivalent Jobs "97 129 161 Source: Transportation and Land Use Compatibility Study, New London State Pier, 1997 As shown in the Table above, it is estimated that 97 to 161 direct jobs will be created as a result of the creation of a new 150,000 square foot warehouse handling 300,000 to 500,000 tons of cargo annually. These numbers are similar to those estimated using ?gures. However, these ?gures recognize the unique nature of the State Pier operation, and recognize that additional throughput at the State Pier is likely to create additional employment opportunities. The 1994 New London Port Development Study also estimated the types of direct jobs that would likely result from the operations of the State Pier. Almost two-thirds of the anticipated jobs generated through port operations are expected to be motor carriers. Longshoremen are Job Creation Analysis - Page 2. New London State Pier Prepared by RKG Associates, Inc. projected to account for approximately 18%, with terminal employees accounting for an additional 12.5% of employees. These three categories represent 95% of the projected employment opportunities associated with the State Pier. The remaining 5% of positions include pilots, towing companies and government employees. Table 3 Distribution of Direct Employment At Various Tonnage Levels New London State Pier Cargo Volume (Tons) of Employment 300,000 400,000 500,000 Total Direct Employment 100.0% 97 129 161 Motor Carriers I 64.8% 62.9 83.6 104.3 Terminal Employees 12.5% 12.1 16.1 20.1 Longshoremen 17.2% 16.7 22.2 27.7 Towing Companies 1.7% 1.6 2.2 2.7 Pilots 0.2% 0.2 0.3 0.3 Government 3.6% 3.5 4.6 5.8 Source: New London Port Development Study, RKG Associates, Inc. 10.1.3 Indirect Job Creation There are two methods for estimating the indirect, or induced, job creation which will result from this project. Indirect job creation occurs when employees at the new facility use their income to purchase goods and services in the community, including food, shelter, transportation, etc. The US. Department of Commerce?s RIMS 11 model calculates indirect job creation for speci?c industries. In addition, RIMS has state-speci?c multipliers in each major industry group. According to RIMS 11, each direct warehouse job creates an additional 1. 016 jobs elsewhere in the economy. Using this multiplier, and our low? end estimates for job creation, yields the following estimates for indirect job creation. . Table 4 Estimated Indirect Job Creation Low Estimate High Estimate Direct Jobs 100 - 150 Multiplier 1.016 1.016 Indirect Jobs 102 152 Source: US. Department of Commerce Once again, the reader is reminded that this methodology does not consider the interaction of the facility with the State Pier, the amount of exterior storage space or the level of cargo activity at the facility. As an alternative, the methodology employed in the 1997 Maguire Group study can be used. The Maguire study estimated that for every 2,000 tons of cargo, 0.36 indirect jobs are created. Using this methodology, the following estimates are derived. Job Creation Analysis Page 3. New London State Pier Prepared by RKG Associates, Inc. Table 5 Estimated Indirect Job Creation At Various Levels of Cargo Tonnage Annual Cargo Tonnage 300,000 400,000 500,000 Indirect Jobs 53 71 89 Source: Transportation and Land Use Compatibility Study, New London State Pier, 1997 These estimates are lower than those estimated by the ULI methodology. This is due to the different approach to estimating total job impacts. However, this methodology is considered more appropriate, given that it has been developed speci?cally for the port industry. 10.1.4 Construction Jobs The construction of a new $15 million warehouse facility will have additional job creation impacts. Typically, a new construction project of this type includes direct wages which equate te approximately 45% of the total project cost. This means that $6.75 million in construction wages; would be paid during the course of this project. Using the average construction wage of $38,388 for the region, as provided by the Connecticut Department of Labor, 176 person-years of construction employment would be created by the construction of a 150,000 square foot warehouse facility on the State Pier site. 10.1.5 Summary A range of job creation estimates has been created for the development of a 150,000 square foot warehouse facility, with outdoor storage and inter-modal capabilities. The range of ob creation estimates developed using the ULI methodology is shown in the Table below. Table 6 ULI Estimates for Job Creation State Pier Warehouse Project - -- More Conservative Less Conservative - Direct Jobs 100 150 Indirect Jobs 102 152 . Total Direct-& Indirect 202 302 Construction Jobs (Person Years) 176 176 Using the methodology employed in the 1997 Maguire report yields higher estimates for the number of jobs to be created at the site. These estimates are more closely tied to the type of facility planned at the State Pier, and are more comprehensive in tying the level of job creation at the site to the level of cargo activity. This methodology also accounts for exterior storage at the site, as well as the interaction of the facility with the State Pier and other transportation service providers. The estimates for total job creation are summarized below. Job Creation Analysis Page 4. New London State Pier Prepared by RKG Associates, Inc. Table 7 Estimated Indirect Job Creation At Various Levels of Cargo Tonnage Annual Cargo Tonnage 300,000 400,000 500,000 Direct Jobs 97 129 161 Indirect Jobs 53 71 89 Total Direct Indirect 150 200 250 Construction Jobs (Person Years) 176 176 176 As shown in Table 7 above, the estimated total number of direct and indirect jobs created ranges from 150 to 250. This is similar to the job creation estimates developed using the ULI methodology, which ranged from 202 to 302. However, the consultants recommend that the NLDC rely upon the job creation estimates which are tied to the level of cargo activity at the State Pier. Job Creation Analysis Page 5. New London State Pier Prepared by RKG Associates, Inc. APPENDIX RELOCATION PLAN RELOCATION PLAN FOR THE STATE PIER MUNICIPAL DEVELOPMENT PROJECT NEW LONDON DEVELOPMENT CORPORATION NEW LONDON, CONNECTICUT DECEMBER 1998 Introduction Section I. Section II. A. B. C. rarnmmaep Section Section IV. A. Section V. A. Hmeawunw TABLE OF CONTENTS Identi?cation of Agencies on-Residential Relocation Assistance Advisory Plan Surveys to Determine Relocation Needs Information Program and Relocation Office Services to be Provided to on-Residential Concerns 1. General Data 2. Economic Information Procedures for Making Relocation Payments Review and Appeals Prior HUD Approval Payments of Claims Procedures to Avoid Duplicate Payments Payments Not?to be Considered as Income Termination of Active Relocation Assistance Eviction Policy Relocation Records and Reports Anticipated on-Residential Relocation Expenses Residential Relocation Plan - Identi?cation of Housing Units Analysis of Housing Relocation Resources Overview Ownership Home Ownership Rental Housing Rental Housing Availability Ownership Housing Availability 0301900!er Residential Relocation Assistance Advisory Plan Survey to Determine Relocation Needs 1. Surveys and Consultations with Residential Occupants 2. Social Service Special Needs Assessment Information Program and Relocation Office Replacement Housing Assistance Replacement Housing Referrals Procedures for Making Relocation Payments Review and Appeals Prior HUD Approval Payment of Claims Procedures to Avoid Duplicate Payments Section VI. Procedures Not to be Considered as Income Termination of Active Relocation Assistance Eviction Policy Relocation Records and Reports Anticipated Residential Relocation Expenses 21 22 22 22 23 RELOCATION PLAN Introduction The State Pier Municipal Development Plan proposes the acquisition of sixteen [16) properties in a designated Initial Action Area. This Action Area, depicted on Map is bound by Eighth Street on the North; Fraser Street and Sixteenth Street on the East; the existing State Pier property line on the South; and the approach to State Pier on the West. There are fourteen (14) existing primary structures in the Action Area. A basic survey of the Action Area resulted in the determination that property acquisition activities will require the relocation of a maximum of 20 residential households. Careful management of the redevelopment process will ensure availability of resources to accommodate displacees. This relocation plan addresses the process of relocating non?residential concerns in Sections NH and residential households in Sections IV-VI. The entire relocation process will be accomplished by the New London Development Corporation with assistance from others as appropriate. The relocation of site occupants will comply with the Uniform Relocation Assistance Act (Chapter 135 Connecticut General Statutes], this relocation plan and local procedures. This plan is divided into six sections as follows: I. Identification of Business/Non?Profit Agencies II. Non?Residential Relocation Assistance Advisory Plan Anticipated Non-Residential Relocation Expenses IV. Identification of Housing Units V. Residential Relocation Assistance Advisory Plan VI. Anticipated Residential Relocation Expenses Section I. Identi?cation of Agencies The planning process for creation of the Municipal Development Plan for the State Pier Area, speci?cally for the initial Action Area, identified no operating businesses or non- pro?t agencies. No non-residential relocation is required at this time. However, should changes in the Action Area or future Action Areas require non-residential properties to be acquired, their location, relative to project boundaries, will be shown on an Acquisition Map. There are three (3) non-residential usage parcels in the initial Action Area. Two (2) parcels are vacant [one state-owned and one (1) privately-owned) and one (1) parcel contains a vacant residential building that had been converted to a laundromat. Although not applicable for the initial Action Area, if occupied non-residential properties are proposed for acquisition as part of future actions, upon approval of the Municipal Page 1 Development Plan by the City of New London and the initiation of the project, NLDC staff and/or its designees will meet with each business owner(s) or designated representative scheduled to be displaced to conduct a basic survey. The purpose of the survey will be to document the characteristics, services or products sold, space occupiedjof each business and ultimately determine specifications for a new site. Based upon this information, alternative commercial sites will be identified for such businesses/non?profit agencies. At that time, the local commercial real estate market will be surveyed to determine if a sufficient vacancy rate and turn-over rate exists that will satisfy the requirements of potential non-residential displacees from the Project Area. Project relocation staff and/or its designees will follow the Non-Residential Assistance Advisory Plan as described herein. SectionII. i nti IRI inAi Avi A. Slirveye te Determine Relegatien Needs Planning Survevs Information will be gathered from secondary sources by New London Development Corporation (NLDC) staff and/or its designees on all business and non-profit concerns located in buildings proposed for acquisition at the earliest possible time. These surveys are designed to determine the characteristics of each concern which relate to its possible relocation. These characteristics include business type, space occupied, building characteristics, number of employees, etc. The data to be compiled will be documented on a Site Occupant Record. Additienal Surveys Interviews will be conducted of all occupants of properties to be acquired at the time of the beginning of property acquisition activity in that phase of the project. These interviews will bring the information gathered in the original surveys up to date, and will be more detailed in regard to the specific situation and relocation factors of each concern to be relocated. Interviews for properties currently under option or contract will be conducted upon a decision to acquire those properties and notification to property owners. B. nf in R1 An informational letter for non-residential occupants will be delivered to all non- residential site occupants by the NLDC at the time of approval of a purchase contract or at the time of exercise of an option with the property owner. This letter will include at least the following elements: 1. A complete description of the nature and types of activities which will be undertaken; Page 2 2. an indication of the availability of relocation payments, including the types of payments, the general eligibility criteria for non-residential occupants, and a precaution that premature moves might make concerns ineligible for benefits; 3. a statement that no concern lawfully occupying property will be required to move without at least ninety (90) days written notice; 4. a map, with clear explanation, showing the boundaries of the project area; 5. a statement of the purpose of the non-residential relocation program with a brief summary of the sources and aids available, including a statement that the NLDC will provide assistance in locating non-residential relocation sites; 6. encouragement to site occupants to visit the NLDC offices, to cooperate with the staff, to seek their own relocation accommodations, and to notify the NLDC prior to their move; 7. a statement that the NLDC will provide assistance to concerns in obtaining locations of their choice, including assistance in the referral of their complaints of discrimination to the State Human Rights Commission; 8. a summary of the NLDC eviction policy; and 9. the address, telephone numbers and hours of the NLDC Office. rvi ePr vi n-R i ntial rn Representatives of the NLDC will periodically visit or call non-residential concerns being displaced in order to consult with them regarding their relocation. These consultations will keep up to date the information gathered in earlier surveys or consultations, and will enable the NLDC and these concerns to exchange information on new non-residential listings, listings found to be unsuitable by the concern and other opportunities or problems involved. rrnInf in Rlaini anrrl Gathering Information on Relocation Sites - the NLDC will be responsible for assembling data relating to relocation sites for non-residential concerns. 1. General Data The NLDC will continuously collect current information on the availability, costs and floor size of comparable relocation sites. It will do this through Page 3 a systematic review of all advertised vacancies; direct appeals through agents, CERC database, brokers and the news media for vacancy listings. 2. WW . . Whenever and as often as it is deemed necessary and feasible, by NLDC, studies will be conducted and data compiled relating to the various economic and growth potential factors of non-residential vacancies and building sites. The study will include such elements as property values, growth potentials, zoning ordinances, and other general and economic information concerning individual sites and/or areas within the City of New London and the surrounding area. 'tino a a . 'no The NLDC will maintain an up-to-date file of known and potential non? residential vacancies and sites for referral to relocating concerns. These listings will include available information concerning each potential location and the results of whatever economic studies may have been conducted. To the greatest extent possible the regions commercial brokerage industry will be utilized to locate and place relocating businesses in new sites. Referrals Relocating concerns will be notified of available locations which are comparable and suitable by providing them, in person or by mail, with copies of the relevant listing sheets. The NLDC will also assist, through consultation with the relocation concern, in other considerations or discussions of sites. In the course of these referrals and consultations, the NLDC will avoid involvement in or interference with the relocating concern?s daily operation or its decisions. Procedures for Making Relocation Paments Eligibility Relocation payments will be made to all eligible project or program area occupants under the provisions of the_ Uniform Relocation Assistance Act (Chapter 135 Connecticut General Statutes) in accordance with the policies, procedures and requirements contained herein. II If i 5 The NLDC will notify, in person or by mail at the earliest possible time after a purchase and sale agreement is executed or an option exercised, all non? residential concerns who may be displaced by projector program activities of the Page 4 availability of relocation payments, the office Where detailed information about the program may be obtained and the dates governing eligibility for the payments. Upon request of a claimant, the NLDC Will provide assistance in the preparation of claims for relocation payments. Claim forms Will be provided. Tim Limifr umi in lim Claims for relocation payments must be submitted by the business concern with twelve (12) months of the date of claimant?s displacement. Review and Appeals The NLDC will be responsible for determining the eligibility of a claim for, and the amount of, payment in accordance with State regulations and relocation procedures. Once the final determination is made, adjustments may be made as a result of the grievance procedures or if the NLDC is directed by the State government or a court, to make an adjustment as a result of a review of a claimant?s grievance. Appeals The NLDC will review all written appeals in accordance with applicable law, regulations and policies. It will consider a written appeal regardless of form. A person may ?le an appeal in any case in which the person believes that NLDC has failed to: . (1) Properly determine that the person qualifies for relocation assistance; (2) Properly determine the amount of any relocation payment; (3) Waive the time limit for the filing of a claim or an appeal or purchasing, renting or occupying a replacement unit; or Other relocation issues. Refer to the Grievance Procedure contained in Appendix for a explanation of the process of appeal. Appendix is in the form of a notice to be provided to all occupants to be displaced. I'i Unless Federal funds are utilized, prior HUD approval is not applicable. If Federal funds are utilized, HUD approval will be sought as applicable. Page 5 All non-residential relocation payments will be made to eligible claimants in accordance with the regulations, guidelines and procedures promulgated by State Law and NLDC procedures. Eligible businesses may choose to claim either reimbursement for actual moving and related expenses and real property loss or a fixed payment in lieu of moving expenses. The ?xed payment will not exceed $10,000 as stipulated by Section 8- 268(c) of the Connecticut General Statutes. Timing of Payment A payment will be made by the NLDC as as possible after a claimant?s eligibility has been determined and a claim ?led. Advance payments may be made in hardship cases if the NLDC determines such advances to be appropriate the claimant needs money for security deposit on a replacement site). Set-? 2ft Against ?laim In instances where otherwise eligible claimants have unpaid financial obligations to the NLDC, the NLDC may set off these obligations against the claimant?s relocation payments. Procedures to Avoid Duplicate Payments Any person who receives a relocation payment as part of an eminent domain award, under State Laws governing same, shall not receive a duplicate relocation payment of which he/she may be entitled to under these guidelines. However, the NLDC may make a relocation payment for any difference between the relocation payment prescribed by the court and the amount entitled to such person under these guidelines. Pa nN niraInm Federal and State regulations provide that relocation payments are not to be considered as income for Federal Income Tax purposes or for determining eligibility or extent of eligibility of a person under the Social Security Act or any other Federal Law. -, I - tn I. The NLDC will provide assistance to non?residential concerns until permanent relocation has been successfully achieved and all relocation payments have been made. In general, the only circumstances under which the relocation effort ceases are the following: Page 6 1. The business concern or non-profit organization has received all assistance and payment to which it is entitled and has either been successfully relocated or ceased operations; 2. The site occupant refuses to accept one or a reasonable number of offers of accommodations meeting the relocation standards. (In the case of continuous refusal to admit a relocation interviewer who attempts to provide assistance, visits the site occupant at reasonably convenient times and has, whenever possible, given notice of his intention to visit the site occupant, the NLDC and its staff shall write, telephone or take other reasonable steps to communicate with the site occupant before terminating active assistance). Eviction Poliov Site occupants will be evicted only as a last resort. Eviction in no way effects the eligibility of non-residential concerns for relocation payments. The NLDC records will be documented to re?ect the specific circumstances surrounding the eviction from NLDC acquired property. Eviction shall be undertaken only for the following reasons: 1. Serious or repeated violations of the and conditions of the lease or occupancy agreement; or 2. Tho eviction is allowsd bv Stats or local Law and cannot be avoided by the NLDC. Relocation Records and Reports The NLDC will keep up-to?date records on the relocation of all site occupants. These records shall be retained for inspection and audit for a period of three (3) years following completion of the project or program or the completion of the making of relocation payments, whichever is later. Rslooation Rsoord The NLDC will develop and also maintain a relocation record, beginning with the information secured during the first interview to assess the needs of the displaced occupant. The record shall contain all data relating to relocation of the displaced occupant, including the nature and dates of services that are provided, the type and amount of relocation payments made and the location to which those displaced are relocated, including a description and/or inspection certificate for the accommodation. Page 7 Section Antioipatsd Non-Rosidsntial Rslooation Exponsos There are no non-residential businesses/non-profit agencies in the initial Action Area. There are no non-residential relocation expenses at this time. If during future Action Area phases or as a result of change in the extent of acquisition non-residential entities are to be relocated then a budget determination will be established. The budget will include expenditures for eligible moving payments, fixed payments, moving personal property and, when necessary, payments for direct losses of personal property. A contingency account will also be budgeted. Funding for the relocation program is to coincide with the phasing of the acquisition of properties. Section IV. Rosioontisl Relocation Plan - Idsnti?oao'on of Hoosing Units The Municipal Development Plan will require the relocation of a maximum of 20 residential households. Residential properties in the project study area are summarized below. All units identified are not occupied at this time. Acquisition of residential dwellings and relocation of occupants, will be undertaken in sequence with the availability of resources to accommodate displacees. Potential households to be displaced are identified as follows: Assessors Block No. Assessor Map Rosidsno'sl Buildings Potsn?o?al Houssholds 239 Total 20 1 building converted to laundromat. Now vacant. 2 buildings vacant At this time the local residential real estate market appears to have a vacancy rate and turn-over rate that is sufficient to satisfy the requirements of residential displacees from the Project Area. This conclusion is supported by the following analysis of New London?s and adjoining Town?s housing stock. A. Analysis of Housing Relocation Resources 1. mates/1 ?Despite its relatively compact size New London offers a wide diversity of housing opportunities for its residents. The City contains a significant inventory of housing stock which varies in size and price and includes: spacious, well maintained historic mansions; single family homesj duplexes; townhouses; condominiums; apartment complexes; rooming and boarding houses; apartment hotels; group homes; and high density, high rise public housing. The City contains some of the most affordable housing in the State?. Chapter 6, page 2. New London Plan of Conservation and Development. Page 8 The table which follows is comprised of statistics available from the 1990 Census of Population and Housing. It provides summary information on the number, availability and cost of owner-occupied and rental housing units in New London and the neighboring municipalities of Groton and Waterford. As appropriate, data from the City of New London?s Consolidated Plan for Housing and Community Development and Plan of Conservation and Development has also been included in this analysis. Comparative Census Statistics New London and Adjacent Communities New London Waterford Groton Total Number of Housing Units 11,970 7,357 16,598 Occupied Units 10,712 6,956 14,853 Vacant Units 1,258 401 1,745 Vacant 10.5 5.4 10.5 Owner Occupied-Units 3,954 5,878 7,048 Owner-Occupied 36.9 84.5 47.5 Renter Occupied Units 6,758 1,078 7,805 Renter-Occupied 63.1 15.5 52.5 Overall Vacancy Rate. 10.5 5.4 10.5 Vacancy Rate for Owner-Occupied 2.3 1.5 4.6 Vacancy Rate for Renter-Occupied 10.4 5.4 7.9 Median Value $131,600 $159,700 $148,200 Median Contract Rent $455 $570 $547 Source: 1990 U.S. Census Page 9 Housing Units by Tenure, Type Bedroom Siz New London, CT Renter-Occupied 0 1 Bedroom 2,890 2 Bedroom 2,480 3 or more Bedroom 1,388 Owner-Occupied 0 1 Bedroom 161 2 Bedroom 962 3 or more Bedroom 2,831 Vacant Units for Rent 0 1 Bedroom 402 2 Bedroom 341 3 or more Bedroom 62 Vacant Units for Sale 0 1 Bedroom 0 2 Bedroom 41 3 or more Bedroom 45 Other Vacant Units 0 1 Bedroom 100 2 Bedroom 99 3 or more Bedroom 168 Source: US. Department of Housing and Community Development - Comprehensive Housing Affordability Strategy Databook Page 10 As evidenced by data in the previous tables, the majority of the City?s residents rent housing -- 63.1% of the housing units are renter-occupied. Over the past several census periods the percent of renter-occupied housing has increased. In 1970, 58.6% of all occupied housing units were renter- occupied, increasing to 62.5% in 1980. As outlined in the City?s Plan of Conservation and Development this trend of increasing number of renter- occupied units highlights the current imbalance between owner and renter housing. According to the Plan, these ?gures identify the ?need to develop strategies and programs to allow opportunities for more residents to attain homeownership thereby improving the balance in the housing stock?. Current programs and strategies to improve homeownership opportunities . are discussed in a later section. Home Ownership At the time of the 1990 Census, 31.3% (3,751) of the City?s housing stock was comprised of single-family units. This percentage is comparatively lower than all of the other municipalities in the New London region. Single-family homes comprised 56.5% of Groton?s and 57.4% of Waterford?s housing stock. Of the 3,751 single-family housing units in New London, 3,387 were single-family detached units and 364 were single-family attached (generally condominium-type units]. The following table depicts the housing units by structure type statistics from 1990. The number of 2 to 4 unit structures in New London provides the opportunity to combine homeownership with rental income availability. This configuration, wherein the homeowner can offset costs with rental income from tenants in other units within the structure, is a common configuration for affordable housing programs. New London Waterford Groton Units in Structure l-Unit, Detached 3,387 6,359 7,509 l-Unit, Attached 364 148 2,012 2 to 4 Units 3,897 414 2,755 5 t0 9 Units 1,326 150 1,146 10 or More Units 2,797 73 2,215 Mobile Home, Trailer, Other 199 213 961 11,970 7,357 16,598 Source: 1990 US. Census Page 11 As a means to reverse the declining trend in home ownership in the City and to ensure long-term housing affordability the City has established a program whereby deteriorating properties are purchased and rehabilitated and then sold to low- and moderate? income families. Property deeds contain resale restrictions on the price or give the right of first refusal to the City or a trust which in turn would sell it to another low-moderate income family. In 1993, the City initiated a purchase and rehabilitation program which has resulted in the reconstruction of several homes. At the time of this report, four homes (3 single-family and 1 duplex) are currently available through the New London Neighborhood Investment Initiative Program. These homes are being sold for between $62,000 and $80,000. Homes are sold to income-qualified owners (80% of New London Area Median Income) in move-in condition. They have been renovated to meet housing and building code standards as well as local lead-safe standards. Three additional properties are currently underway as part of the Neighborhood Investment Initiative Program. All three of these units contain at least one rental unit. In addition to the. City?s Neighborhood Investment Initiative Program, which provides affordable homeownership opportunities, a special homeownership assistance program is also being offered to households being displaced by public redevelopment programs through the Connecticut Housing Finance Authority CHFA provides Home Buyer Mortgages, Downpayment Assistance and] or Rehabilitation Mortgage Loans to income-eligible households. A special fee reduction is available for program participants from/or in New London. Rental Housing At the time of the 1990 Census, 2,797 housing units were located in structures containing 10 or more housing units. A 1996 Inventory of Multi- Family Housing, those developments containing 10 or more units, was undertaken as part of the Plan of Conservation and Development process. The majority of the multi-family housing in the City was built during the 1960's and 1970's. Of the 3,748 units in the 1996 inventory, 1,633 were publicly-subsidized in some manner and the remaining were private- market units. In addition to the rental opportunities in large multi-family developments described above, New London also has a significant amount of rental housing units in buildings with to 4 units (3,897 units) and a lesser amount in buildings of 5 to 9 units [1,326 units). Page 12 ta inc vai a In an attempt to quantify the availability and cost of rental housing in New London and its adjacent communities of Groton and Waterford, the Real Estate Guide published by the New London Day: was reviewed for a four week period from September 11, 1998 through October 2, 1998 and reviewed on a regular basis thereafter. According to the real estate listings, the average cost for a one bedroom apartment in New London was just over $500. One bedroom units in Groton averaged between $550 and $600. Only a limited amount of apartments were listed in Waterford. Of those listed, rents ranged between $500 - $600 for a one-bedroom. Rents for two bedroom units averaged $589 to $600 in New London and $629 to $670 in Groton. Rents for two bedroom units in Waterford ranged between $600 and $700. Based upon the sample analyzed, rents in Groton were typically $50 more per month than New London rents for similar sized units. In an average weekly listing, between 15 and 20 one-bedroom units were listed for rent; 10 to 15 two bedroom units were listed; 5 three bedroom units were listed; and 5 studio/efficiency units were listed for rent in New London. In addition, the larger apartment complexes in the area advertised unit availability without providing unit characteristics. The US. Department of Housing and Urban Development published the 40th Percentile Fair Market Rents for Existing Housing based upon survey data. The fair market rents for the New London-Norwich MSA as of October 1, 1998?are $491 for an efficiency unit; $594 for a one bedroom; $723 for a two bedroom; $905 for a three bedroom; and $1,034 for a four bedroom. These rents include utilities. wner hi in Availabi i Since 1990, the City of New London has experienced very little new housing construction. In fact, over the past several years, demolition of substandard and deteriorated properties has offset any true net gains in dwelling units. Due to the lack of developable land for residential purposes in the City the majority of new housing units brought to the market have been renovated units in existing structures. Page 13 Housing Units Authorized New Construction 1990 1991 1992 1993 1994 1995 1996 1997 New London Waterford Groton Source: State of Connecticut Department of Economic and Community Development Through October 1998, according to the Southeastern Connecticut Board of Realtors Multiple Listing Service and the Commercial Record, 321 residential propertieswere sold in New London at an average selling price of $89,900. Over the same time period, 405 homes were sold in Waterford and 527 homes were sold in Groton. Average selling prices in Waterford and Groton were higher than New London's sales prices, at $117,000 and $127,000 respectively. Recent residential sales data for New London, as provided by Commercial Record for New London, Groton, Waterford and all of New London County are shown in the following table. Over the past five years, New London averaged 275 sales per year with median sales prices in the $75,000 - $80,000 range. Residential Sales Data New London, Waterford, Groton and New London County 1993 - 1997 1993 1994 1995 1996 1997 New London of Sales 209 253 298 286 346 Median Sales Price $80,000 $75,000 $80,000 $82,000 $74,000 Waterford of Sales 291 320 323 365 404 Median Sales Price $115,000 $109,900 $109,000 $112,500 $111,100 Groton Of Sales 380 458 489 490 531 Median Sales Price $112,000 $107,000 $108,000 $109,000 $116,500 New London County Of Sales 3,438 3,951 3,935 3,983 4,494 Median Sales Price $109,000 $109,000 $105,000 $105,000 $110,000 Source: Commercial Record Page 14 In terms of residential listings, as of September 1998, New London had 106 active listings, Waterford had 154 and Groton had 220. Average list prices for the three communities are $104,000, $168,100 and $194,000. Year-end 1998 statistics show active listings in New London at 152 - 89 single family residential and 63 multi-family residential. A review of published real estate listings in New London showed nineteen [19) single family homes and ten (10) condominiums for sal?e'under $70,000; twenty (20) single family homes for sale between $70,000 and $90,000 and ten [10) single family homes for sale between $90,000 and $100,000. Once the State Pier Municipal Development Plan is approved by the governing body of the City of New London, project relocation staff will follow the Residential Relocation Assistance Advisory Plan as described herein. Section V. Residential Relegatien Aseietenee Advisery Elan A. Survey; to Determine Relocation Needs 1. Survevs and glensiiltetiens With Residential gleeupants A meeting with each household affected by the acquisition program will be conducted by the NLDC staff and/or a designee at the earliest possible time after approval of the MDP or an earlier-decision to acquire properties currently under option or contract and initiation of that phase of the program affecting the household. - These meetings will be. designed to determine the tenant needs of each household that will be displaced and to record data to include the number of rooms, special needs, location preferences, etc. WSW If the relocation staff determines the tenant's needs surpass the amenities and services offered in traditional rental housing, a tenant needs assessment will be conducted by an appropriate public service professional/provider. The tenants needs assessment -- a more detailed survey - will cite the specific needs of each such household/tenant. Where feasible, relocation staff will follow up on referrals by contacting the tenant and the referral agency to determine Whether identified needs are being addressed. B. Inf rma'o Pr a an locati fi An informational letter for residential occupants will be delivered to all residential site occupants by the NLDC as soon as feasible after approval of the Municipal Development Plan by the City of?New London. This letter will include at least the following elements: Page 15 A complete description of the nature and types of activities which will be undertaken in the project area and a map showing the project area boundaries; and The notice to persons to be displaced shall: a) Explain that a project has been approved and caution the person not to move before the person receives a notice of eligibility for relocation assistance; and b] Generally describe the relocation payments for which the person may be eligible, the basic conditions of eligibility, and the procedures for obtaining the payments; and c) Inform the person that he or she will be given reasonable relocation advisory services, including referrals to replacement properties, help in filing payment claims, and other necessary assistance to help the person successfully relocate; and d) Inform the person that he or she will not be required to move without at least 90 days advance written notice and inform any person to be displaced from a dwelling that he or she will not be required to vacate the property earlier than 90 days after at least one comparable replacement dwelling has been made available; and e) Describe the person's right to appeal NLDC's determination concerning relocation assistance. Notice of Eligibility for Relocation Assistance. This notice shall: a) Inform the person of his or her eligibility for the relocation assistance, effective on the date of the initiation of negotiations. b) Describe assistance, the estimated amount of assistance and the procedures for obtaining the assistance. Ninety?Day Notice (Covers Persons to be Displaced] a) General - No lawful occupant to be'displaced shall be required to move unless he or she has received at least 90 days advance written notice of the earliest date by which he or she may required to move. b) Timing of Notice - The 90-day notice shall not be given before the person is issued a notice of eligibility for relocation assistance. A person to be displaced from a dwelling shall not be issued a 90-day Page 16 notice before a comparable replacement dwelling is identified as available. 0] Content of Notice - The 90-day notice shall either: a) state the specific date by which the property must be vacated; or, b) specify the earliest date which the occupant may be required to move and indicate that the occupant will receive a vacate notice indicating, at least 30 days in advance, the speci?c data by which he or she must move. d) Urgent Need - In unusual circumstances, an occupant may be required to vacate the property on less than 90 days advance written notice if the NLDC determines that a 90 day notice is impracticable, such as when the person's continued occupancy of the property would constitute a substantial danger to health or safety. A copy of the NLDC's determination shall be included in the applicable case file. e) Notice Not Required - The 90 day notice need not be issued if a) there is no structure or personal property on the real property, or b) the occupant makes an informed decision to relocate and vacates the property without prior notice, or c) the occupant owns the property and enters into a negotiated agreement for. delivering possession of the property delivery of possession is specified in the purchase contract), or d) the occupant will not qualify as a displaced person. f) Delivery of Notices - Each notice shall be sent by Certified Mail, return receipt requested. Each notice shall indicate the name and telephone number of a person who may be contacted for answers to questions or other needed help. C. Replacement Heusing Assistance 1. Written Notice ef glemparable Replacement Dwelling - No tenant to be displaced shall be issued a 90 day notice until such tenant has been given a written notice of the availability of three "comparable replacement" dwellings. 2. Definition of Comparable Replacement. a] Decent, safe and sanitary. b) Functionally equivalent to the displacement dwelling. The term "functionally equivalent" means that it performs the same function, provides the same utility, and is capable of conU?ibuting to a comparable style of living. While a comparable replacement dwelling need not Page 17 d) possess every feature of the displacement dwelling, the principal features must be present. Generally, functional equivalency is an objective standard re?ecting the range of purposes for which the various physical features of a dwelling may be used. However, when determining whether a replacement dwelling is functionally equivalent to the displacement dwelling, the NLDC may consider reasonable trade- offs for speci?c features when the replacement unit is "equal to or better than" the displacement dwelling. Examples of Trade-Offs: Ifthe displacement dwelling contains a pantry and a similar dwelling with pantry is not available, a replacement dwelling with ample cupboards may be acceptable. Insulated and heated space in a garage might prove an adequate substitute for basement workshop space. A dining area may substitute for a separate dining room. Under some circumstances, attic space could substitute for basement space'for storage purposes, and vice versa. Generally, a comparable replacement dwelling must contain approximately the same amount of space as the displacement dwelling. However, when the displacement dwelling is dilapidated, a smaller "decent, safe and sanitary" replacement dwelling (which by definition is "adequate to accommodate the displaced person") may be determined to be functionally equivalent to the displacement dwelling. In an area not subject to unreasonable adverse environmental conditions from either natural or human sources. Currently available to the displaced person. A dwelling is considered "available" if the person is informed of the location of the dwelling; has sufficient time to negotiate and enter into a purchase agreement or lease for the dwelling; and, subject to reasonable safeguards, is assured of receiving the relocation assistance in sufficient time to complete the purchase or lease. If the person does not receive a government housing subsidy before displacement, the comparable replacement dwelling must be available on the private market and not require a government housing subsidy. A comparable replacement dwelling for a person receiving government housing assistance before displacement may reflect similar government housing assistance, such as: A privately owned dwelling with a project-based housing subsidy subsidy tied to the unit) may qualify as a comparable replacement dwelling only for a person displaced from a similarly Page 18 D. subsidized unit or government-owned public housing unit. A privately owned dwelling made affordable by a housing program subsidy to a person subsidy not tied to the building), such as Section 8 Existing Housing Program Certificate or Housing Voucher, may qualify as a comparable replacement dwelling for a person receiving a similar subsidy before displacement from a unit with a project-based subsidy. Ra nH ian Gathering information on replacement housing will be the responsibility of the NLDC. The NLDC will continuously collect current information on the availability of rental units, rental costs and room size of comparable relocation sites. It will do this through a systematic review of all advertised vacancies; direct appeals through agents, brokers and the news media for vacancy listings. To the greatest extent possible, the regions residential brokerage industry will be utilized to locate and secure new dwelling units for households to be displaced from the project. 2. Housing Information and Listings Whenever and as often as it is deemed necessary and feasible by the NLDC, studies will be conducted and data compiled relating to the current residential rental costs such as a newspaper rent survey. 3. Referrals Relocating households will be notified of available locations which are comparable and suitable by providing them, in person or by mail, with copies of the relevant listing sheets. The NLDC will also assist, through consultation with the relocating household, in other considerations or discussion of sites. In the course of these referrals and consultations, the NLDC will avoid involvement in or interference with the relocating household?s daily operation or its decisions. lo? i Eli ili Relocation payments will be made to all eligible project or program area occupants under the provisions of the Uniform Relocation Assistance Act [Chapter 135 of the Connecticut General Statutes) in accordance with policies, procedures and requirements contained herein. Page 19 Di 1 The NLDC will notify, in person or by mail at the earliest possible time, all residential tenants who will be displaced by the project. Relocation payment eligibility and the office where detailed information about the project may be obtained will also be described in the notice to tenants. i a i Upon request of a claimant, the NLDC will provide assistance in the preparation of claims for relocation payments. Claim forms will be provided. i i for mi i la'm Claims for relocation payments must be submitted by the tenant/head of household within twelve (12] months of the date of the claimant?s displacement. Rviw A 1 Determining Eligibility The NLDC will be responsible for determining the eligibility of a claim for, and the amount of payment in accordance with State regulations and NLDC procedures. Once the final determination is made, adjustments may be made as a result of the grievance procedures or if the NLDC is directed by the State government or a court, to make an adjustment as a result of a review of a claimant?s grievance. Appeals . The NLDC will review all written appeals in accordance with applicable law, regulations and policies. It will consider a written appeal regardless of form. A person may file an appeal in any case in which the person believes that NLDC has failed to: Properly determine that the person qualifies. for relocation assistance; (2) Properly determine the amount of any relocation payment; (3) Provide appropriate referrals to comparable replacement dwellings or inspect the replacement dwelling in a timely manner; Waive the time limit for the filing of a claim or an appeal or purchasing, renting or occupying a replacement dwelling; or (5) Other relocation issue?s. Refer to the Grievance Procedure contained in Appendix for an explanation of the process of appeal. Appendix is in the form of a notice to be provided to all occupants to be displaced. Page 20 1 . I l' The NLDC will maintain in its files complete and proper documentation supporting the determination made with respect to each claim. The determination will be made or approved by the NLDC, or a duly authorized designee. Prir A rva Not applicable unless Federal funds are utilized. If Federal funds are used, HUD approval will be sought as applicable. Payment of ?laim? All residential relocation payments will be made in accordance with the regulations, guidelines and procedures promulgated by State Law and NLDC procedures. Wm A payment will be made by the NLDC as as possible after a claimant?s eligibility has been determined and a claim filed. Advance payments may be made in hardship cases, as required by State Law, or if the NLDC determines such advances to be appropriate the claimant needs money for security deposit on a replacement site]. Set-g 2ff Against Claim In instances where otherwise eligible claimants have unpaid financial obligations to the NLDC, the NLDC may set off these obligations against the claimant?s relocation payments. Procedures to Avoid Duplicate Payments Any person who receives a relocation payment as part of an eminent domain award, under the State Laws governing same, shall not receive a duplicate relocation payment of which he may be entitled to under these guidelines. However, the NLDC may make a relocation payment for any difference between the relocation payment prescribed by the court and the amount entitled to such person under these guidelines. 11 i I Federal and State regulations provide that relocation payments are not to be considered as income for Federal Income Tax purposes or for determining eligibility or extent of eligibility of a person under the Social Security Act or any other Federal Law. Page 21 The NLDC will provide assistance to residential households until permanent relocation has been successfully achieved and all relocation payments have been made. In general, the only circumstances under which the relocation effort ceases are the following: 1. The tenant receives all assistance and payment to which it is entitled and has either been successfully relocated or is deceased; 2. The site occupant refuses to accept one or a reasonable number of offers of accommodations meeting the relocation standards. (In the case of continuous refusal to admit a relocation interviewer who attempts to provide assistance, visits the site occupant at reasonably convenient times and has, Whenever possible, given notice of his intention to visit the site occupant, the NLDC and its staff shall write, telephone or take other reasonable steps to communicate with the site occupant before terminating active assistance). Evicticn Pclicy Site occupants will be evicted only as a last resort. Eviction in no way effects the eligibility of residential househOlds for relocation payments. The NLDC record will be documented to re?ect the speci?c circumstances surrounding the eviction from NLDC acquired property. Eviction Shall be undertaken only for the following reasons: 1. Serious or repeated violations of the terms and conditions of the lease or occupancy aorg cement, 2. The cyicticn is allcwed by State cr lccal Law and cannot be avoided by the NLDC. Relccaticn and Reports The NLDC will keep up-to-date records on the relocation of all site occupants. These records shall be retained for inspection and audit for a period of three years following completion of the project or program or the completion of the making of relocation payments, whichever is later. 13 1 l' I 31 The NLDC will develop and also maintain a relocation record, beginning with the information secured during the first interview to assess the needs of the displaced occupant. The record shall contain all data relating to relocation of the displaced occupant, including the nature and dates of services that were provided, the type Page 22 and amount of relocation payments made and the location to which those displaced are relocated, including a description and/or inspection certificate for the accommodation. Section VI. Anticipated Residen?al Relocation Expenses The total expense to relocate 20 residential households is estimated at $251,000. The budget will include payments for replacement housing payments, rental assistance for tenants/households, if required, dislocation payment and moving expense payment for each household. A contingency account will also be budgeted. Funding for the relocation program is to coincide with the phasing of the acquisition of properties. It is important to note in some cases the NLDC may pay the dislocation payment plus the actual moving costs and no rental assistance payment would be required. If replacement housing is subsidized and/or operated by a non-pro?t housing corporation, there is a possibility the tenant relocation would not involve an increase in rental costs? Page 23 APPENDIX NEW LONDON DEVELOPMENT CORPORATION RELOCATION ASSISTANCE PROGRAM If the New London Development Corporation (NLDC) staff finds that you are ineligible to receive relocation payments, or if the office approves a smaller payment than you wanted, or if you have any Other relocation issues, you may request a full written explanation from NLDC. This explanation will be provided to you within 15 days. If you are still unhappy with staff decision, you may make an oral presentation to a committee of the New London Development Corporation formed for this purpose, in the company of an advisor if you so desire. The opportunity for an oral presentation shall be provided within 15 working days of your request. You may also file a written request for review. In your written request for review, you may include any statement of fact or other material which you feel has a bearing on your appeal. If more time is needed to gather and prepare additional material for review, you may be granted 30 days from the date of your request in A request for a review by the NLDC must be made not later than six (6) months after the initial decision or 30 days prior to the closeout of the project, whichever is earlier. After you have submitted the new information in support of your request for review, the NLDC will reach a decision within 30 days. If the NLDC disapproves your review application, you are entitled to a review by the Connecticut Department of Economic and Community Development You may obtain a DECD review by sending a written request to the DECD Commissioner, 505 Hudson Street, Hartford, CT 06106 Within 30 days after you receive the review findings from the NLDC. In any review of your application for relocation payments by the NLDC or DECD, you have the right to be represented by a lawyer or other counsel, and you may appeal any formal decision by DECD to the courts. If you have any questions concerning these procedures, please do not hesitate to contact the New London Development Corporation, 165 State Street, Suite 313, New London, CT or telephone (860) 447-8011. APPENDIX BORING LOGS IOUND SURFACE TO MATERIALS TESTING, INC. 200 ROWE AVENUE MILFORD, CONNECTICUT 06460 CONTRACTOR: FOREMAN-DRILLER: TH ll INSPECTOR: WATER OBSERVATIONS FT. AFTER 0 HOURS FT. AFTER HOURS SAMPLE 7 D: DRY PROPORTIONS USED: TRACE: 1- 10%. CASING W: WASHED 10207. CLIENT: Mllone 8: MacBroom 716 South Main Street Cheshire, CT 06410 PROJECT NAME: New London State Pler PROJECT LOCATION: State Pler Road New CT CORE CASING SAMPLER BAR HSA 3 1/4' TYPE: SS SIZE I.D.: HAMMER WT: HAMMER FALL: 140 30' BLOWS PER 6" ON SAMPLER -FORCE ON TUBE - 6 8 8 THEN CASING RED P: PIT SOME: 20-35% AND: 35-50% SHEET HOLE NO. DATE START: DATE FINISH: 12-30-98 12-30-98 SURFACE ELEV: STRATA CHANGE DEPTH FIELD IDENTIFICATION OF SOIL REMARKS (INCL. COLOR, LOSS OF WASH WATER, ETC.) Brown f/c sd. gravel, some silt (fill). Brown l/c sd. gravel, some cobbles. Brown I/c sd. gravel (strong petroleum odor). 32.0 FT. A: AUGER HOLE NO. B-1 MATERIALS TESTING, INC. CLIENT: Mllone 200 ROWE AVENUE 716 SOUUI MaIn Slreet SHEET If MILFORD. CONNECTICUT 06460 Cheshire, CT 05410 HOLE NO. 1 CONTRACTOR: . PROJECT NAME: New London Stale Pler FOREMAN-DRILLER: TH II PROJECT It: INSPECTOR: LOCATION: Slate Pier Road I New Lon CT CORE WATER OBSERVATIONS CASING SAMPLER BAR DATE START: 12-30-98 DATE FINISH: 12?30-98 FT. AFTER 0 HOURS TYPE: - SS SIZE I.D.: SURFACE ELEV: FT. AFTER HOURS HAMMER 140 HAMMER FALL: 30' SAMPLE BLOWS PER 6' ON SALIFLER ON TUBE STRATA FIELD IDENTIFICATION CHANGE OF SOIL DEPTH REMARKS (INCL. COLOR. LOSS OF WASH WATER, ETC.) Blown I/c sd. gravel, some siIt (fill). Brown I/c sd. gravel. some cobblesBrown I/c sd. 8. gravel (strong petroleum odormount) SURFACE TO . CASNG THEN CASING FT. 0: DRY w: WASHED P: A: AUGEH PROPORTIONS usso: TRACE: 1- 10%. urns: 10-20% some: 20-35:: AND: 35-507. HOLE NO. B-1 MATERIALS TESTING, INC. CLIENT: Milone MacBroom 200 ROWE AVENUE 71s South Main Street SHEET MILFORD, CONNECTICUT 06460 Cheshire, CT 06410 HOLE NO. 8-2 CONTRACTOR: PROJECT NAME: New London State Pier FOREMAN-DRILLER: TH II PROJECT INSPECTOR: LOCATION: State Pler Road New CT WATER OBSERVATIONS CASING SAMPLER DATE START: 12-30-98 DATE FINISH: 12-30-98 AT DRY FT. AFTER 0 HOURS TYPE: HSA SS SIZE I.D.: 3 1/4' SURFACE ELEV: AT FT. AFTER HOURS HAMMER WT: 140 HAMMER FALL: 30' SAMPLE BLOWS PER 6' ON SAMPLER -FORCE ON TUBE - STRATA FIELD IDENTIFICATION CHANGE OF SOIL DEPTH REMARKS (INCL. COLOR. LOSS OF WASH WATER, ETC.) 0.3 Asphalt. 1.5 Black sd. gravel (fill). Brown sd. gravel., some cobbles bouldersBrown sd. gravel. Brown sd. tr. gravel. dowm? 32 ROUND SURFACE TO . CASING THEN FT. 0: DRY WASHED PIT A: AUGER PROPORTIONS USED: TRACE: 1. 10%. LITTLE: 10-20% sows: 20-35% AND: as-so-x. HOLE NO. B-2 MATERIALS TESTING, INC. CLIENT: Mllone Macaroom 200 ROWE AVENUE 716 South Maln Sheet SHEET ia? MILFORD, CONNECTICUT 06460 Cheshire, or 06410 HOLE NO. CONTRACTOR: PROJECT NAME: New London Slate PIer FOREMAN-DRILLER: TH II PROJECT 11?: INSPECTOR: LOCATION: Slate PIer Road New CT CORE WATER OBSERVATIONS CASING SAMPLER BAR DATE START: 12-30-98 DATE FINISH: 12-30-98 AT DRY FT. AFTER 0 HOURS TYPE: SS SIZE I.D.: SURFACE ELEV: AT FT. AFTER HOURS HAMMER T: I40 HAMMER FALL: 30" SAMPLE BLOWS FER 6' ON SAMPLER -FORCE OII TUBE - STRATA FIELD IDENTIFICATION CHANGE OF SOIL DEPTH REMARKS (INCL. COLOR, LOSS OF WASH WATER. ETC.) 0.3 Asphalt. Black sd. gravel (fill). Brown sd. gravel.. some cobbles bouldersBrown sd. gravel. d?b ?0 Brown sd. Ir. gravel. SURFACE TO . CASING THEN CASING FT. D: DRY W: WASHED P: PIT A: AUGER PROPORTIONS USED: TRACE: 1- 107.. LITTLE: 10-207. some: 203w. AND: 35507. HOLE NO. 8-2 MATERIALS TESTING, INC. 200 ROWE AVENUE MILFORD, CONNECTICUT 06460 CLIENT: CONTRACTOR: FOREMAN-DRILLER: TH II INSPECTOR: WATER OBSERVATIONS HOURS TYPE: SIZE AT 20' FT. AFTER 0 AT FT. AFTER SAMPLE ROUND SURFACE T0 CASING DRY W: WASHED PROPORTIONS USED: TRACE: 1- 10%. LITTLE: 10-20% PROJECT NAME: LOCATION: HOURS HAMMER WT: HAMMER FALL: Milone MacBroom 716 South Main Street Cheshire, CT 06410 SHEET HOLE NO.: New London State Pier PROJECT #2 State Pier Road New CT CORE BAR DATE START: DATE FINISH: 12-30~98 12-3098 CASING SAMPLER HSA NIA 3 1/4? SS SURFACE ELEV: 140 30' BLOWS PER 6' ON SAMPLER -FORCE ON TUBE - FIELD IDENTIFICATION OF SOIL REMARKS (INCL. COLOR. LOSS OF WASH WATER, ETC.) STRATA CHANGE DEPTH 0.5 Topsoil. Black brown line sd. gravel, tr. silt (fill). Brown sd. gravel. Brown sd. gravel, some cobbles. Brown sd. . tr. gravel. Brown f/c sd. gravel, tr. silt. E.O.B. THEN CASING FT. PIT A: AUGER SOME: 20-35% AND: 35-50% HOLE NO. B-4 MATERIALS TESTING, INC. CLIENT: Mllune MacBloom 200 ROWE AVENUE 716 Soulh Maln Slreel SHEET MILFORD, CONNECTICUT 06460 Cheshire, CT 06410 HOLE NO. 2 8-4 CONTRACTOR: PROJECT NAME: New London Slate Pler FOREMAN-DRILLER: TH II PROJECT II: INSPECTOR: LOCATION: Slale Pler Road New CT CORE WATER OBSERVATIONS CASING SAMPLER BAR DATE START: 12-30-98 DATE FINISH: 12-30-98 AT 20' FT. AFTER 0 HOURS TYPE: HSA SS SIZE 3 SURFACE ELEV: AT FT. AFTER HOURS HAMMER WT: MO HAMMER FALL: 30' SAMPLE BLOWS PER 6" ON SAMPLER -FORCE ON UBE - STRATA - FIELD IDENTIFICATION CHANGE OF SOIL DEPTH REMARKS (INCL. COLOR, LOSS OF WASH WATER. ETC.) 0.5 Topsoil. Black brown line sd. gravel, Ir. sill (lill). Brown sd. gravel. Brown sd. gravel. some cobbles.44..- I Brown sd. Ir. gravel. Brown I/c sd. 8. gravel, lr. sill. E.O.B. IROUND SURFACE TO . CASNG THEN CASING FT D: DRY W: WASHED P: PIT AUGER PROPORTIONS useo: TRACE-s l- 107.. 10-207. some: 20?3521. AND: 35-507. HOLE No. 8-4 MATERIALS TESTING, INC. CLIENT: Milone MacBroom 200 ROWE AVENUE 716 South Main Street SHEET MILFORD, CONNECTICUT 06460 Cheshlre, CT 06410 HOLE No. CONTRACTOR: PROJECT NAME: New London State Pler FOREMAN-DRILLER: TH PROJECT INSPECTOR: LOCATION: State Pier Road New CT CORE WATER OBSERVATIONS CASING SAMPLER BAR DATE START: 12-29-98 DATE FINISH: 12-29-98 AT DRY AFTER HOURS TYPE: HSA SS NGZ SIZE 3 1/4' SURFACE ELEV: AT FT. AFTER HOURS HAMMER WT: 140 HAMMER FALL: 30' SAMPLE BLOWS PER 6' ON SAMPLER -FORCE ON TUBE - STRATA FIELD IDENTIFICATION CHANGE OF SOIL DEPTH REMARKS (INCL. COLOR. LOSS OF WASH WATER, ETC.) Brown sd. gravel. Ir. wood (fill). Brown sd. gravelBrown sd. gravel. some silt. Refusal. 32 ROUND SURFACE TO . CASING THEN CASING FT. D: DRY WASHED P: Pn? A: AUGER PROPORTIONS USED: TRACE: LITTLE: 10-20% some: 20-357. AND: 35?507. HOLE NO. B-5 TESTING, INC. CLIENT: 8: Macmoom 200 HOWE AVENUE 715 Mam Sheet SHEET MILFORD, CONNECTICUT 06460 Cheshlre, 06410 HOLE NO. I CONTRACTOR: PROJECT NAME: New London Stale Pier FOREMAN-DRILLER: TH II PROJECT it: INSPECTOR: LOCATION: SlaIe Pier Road New CT CORE WATER OBSERVATIONS CASING SAMPLER BAR DATE START: 12-29-98 DATE FINISH: 12-29?98 AT DRY FT. AFTER HOURS TYPE: SS I-IGZ SIZE I.D.: SURFACE ELEV: AT FT. AFTER HOURS HAMMER T: I40 HAMMER FALL: 30' SAMPLE BLOWS PER 6" ON SAMPLEFI FORCE UH TUBE - STRATA FIELD IDENTIFICATION CHANGE OF SOIL DEPTH REMARKS (INCL. COLOR. LOSS OF WASH WATER. ETC.) Blown sd. gmvel, tr. wood (W). Brown sd. gravelBrown sd. gravel. some silt. .A ReIusaI. SURFACE TO . CASING THEN FT. D: DRY W: WASHED F: PIT A: AUGER PROPORTIONS USED: TRACE: 1- 10%. LITTLE: 10-20% SOME: 20.3522. AND: 35-507. HOLE NO. B-S MATERIALS TESTING, INC. CLIENT: Milone MacBroom 200 ROWE AVENUE 716 South Main Street SHEET MILFORD, CONNECTICUT 06460 Cheshire, CT 06410 HOLE NO. I CONTRACTOR: I PROJECT NAME: New London State PIer FOREMAN-DRILLER: TH PROJECT INSPECTOR: LOCATION: State Pier Road New CT CORE WATER OBSERVATIONS CASING SAMPLER BAR DATE START: 12-29-98 DATE FINISH: 12-29?98 AT DRY FT. AFTER HOURS TYPE: HSA SS SIZE I.D.: 3 1/4? SURFACE ELEV: AT FT. AFTER HOURS HAMMER WT: HAMMER FALL: SAMPLE BLOWS PER 6" ON SAMPLER ON TUBE - STRATA FIELD IDENTIFICATION CHANGE OF SOIL DEPTH REMARKS (INCL. COLOR, LOSS OF WASH WATER, ETC.) Brown sd. gravel, some silt, some rubble (brick) till.40 Brown sd. 8. gravel, some cobbles, tr. siIt. RefusalROUND SURFACE T0 . CASING THEN CASING FT. 0: DRY WASHED P: PIT A: AUGER PROPORTIONS USED: TRACE: 1- 10%, 10-20% some: 20357. AND: 35-50% HOLE NO. B-G MATERIALS TESTING, INC. CLIENT: Ione Macaroom 200 ROWE AVENUE 7 so South Main SIreeI SHEET a MILFORD, CONNECTICUT 06460 Cheshlre, CT 05410 I HOLE NO. CONTRACTOR: PROJECT NAME: New London Slate PIer TH II PROJECT II: INSPECTOR: LOCATION: State PIer Road New CT CORE WATER OBSERVATIONS CASING SAMPLER BAR DATE START: 12-29-98 DATE FINISH: 1229-98 AT DRY FT. AFTER IIOURS TYPE: IISA SS SIZE I.D.: :3 SURFACE ELEV: AT . AFTER HOURS HAMMERWT: 140 HAMMER FALL: 30' SAMPLE BLOWS PER 6? ON SAMPLER -FORCE ON TUBE - STRATA FIELD IDENTIFICATION CHANGE OF SOIL DEPTH REMARKS (INCL. COLOR. LOSS OF WASH WATER, ETC.) 0 Brown sd. gravel. some silt, some rubble (brick) tillOLD Brown sd. gravel. some cobbles. tr. silt. Refusal. SURFACE TO . CASING THEN CASING FT. D: DRY WASHED P: PTT A: AUGER PROPORTIONS USED: TRACE: 1- was. LITTLE: 10-20% soue= 20-1513 AND: 35-50% HOLE NO. 8-6 TESTING, INC. CLIENT: Mllone MacBroom 200 ROWE AVENUE 7t6 South MaIn Street SHEET II MILFORD, CONNECTICUT 06460 Cheshire, CT 05410 HOLE NO. CONTRACTOR: PROJECT NAME: New London State PIer FOREMAN-DRILLER: TH PROJECT 5: INSPECTOR: LOCATION: State Pier Road New CT CORE WATER OBSERVATIONS CASING SAMPLEII BAR DATE START: 12-29-98 DATE FINISH: 12-2998 AT DRY FT. AFTER HOURS TYPE: 88 SIZE 2 1/4" SURFACE ELEV: AT FT. AFTER HOURS HAMMER I: 140 HAMMER FALL: 30' SAMPLE BLOWS 6' ON ON TUBE - STRATA FIELD IDENTIFICATION CHANGE OF SOIL DEPTH REMARKS (INCL. COLOR. LOSS OF WASH WATER, ETC.) Brown sd. 8. gravel. some sill, tr. glass (fill). Brown sd. gravel, some cobbles. Boulders. Refusal. NOTE: Attempted sample 18' 50 blows. no penetration. SURFACE TO . CASING THEN CASING FT. D: DRY WASHED PIT A: AUGER PROPORTIONS USED: LITTLE: 10-207. some. 20-35% AND: 35-507. HOLE NO. B-7 MATERIALS TESTING, INC. 200 ROWE AVENUE MILFORD, CONNECTICUT 06460 CONTRACTOR: TH ll INSPECTOR: WATER OBSERVATIONS AT DRY FT. AFTER AT AFTER SAMPLE SURFACE TO 0: DRY PROPORTIONS USED: TRACE: 1- 10%. CLIENT: Milone MacBroom 716 South Main Street SHEET Cheshire, CT 06410 HOLE NO. PROJECT NAME: New London State Pler PROJECT LOCATION: State Pier Road New CT CASING SAMPLER DATE START: 12-29~98 DATE FINISH: 12-29-98 HSA SS I.D.: 3 1/4' SURFACE ELEV: WT: FALL: BLOWS PER 6' ON SAMPLER -FORCE ON TUBE - FIELD IDENTIFICATION OF SOIL REMARKS (INCL. COLOR, LOSS OF WASH WATER. ETC.) Brown sd. gravel. some silt. tr. glass (fill). Brown sd. gravel, some cobbles. Boulders. Refusal. NOTE: Attempted sample 18' 50 blows, no penetration. CASING THEN CASING FT. WASHED LITTLE: 10-20% P: PIT A: AUGER SOME: 20-357. AND: 35-507. HOLE NO. APPENDIX CONCEPT PLANS use; 3 50:82:00 .2823 .m 4 1 may 36355 . ?353.23 25". Emzmodio 3g?1? A 2: 5E whim gm?iagow G. mh>wz aseaa?w??aa z<.E mmE gag/? 353% Elva-Elan vat ?Engages mh