OffManhattan: Nix Hamptons for New Haven

From Manhattan's green weekend travel blog comes an earth-friendly itinerary for Downtown New Haven attractions. Aside from all of the transit-accessible, walkable downtown attractions, like the New Haven Green and retail operations, however, the article fails to point out one of the best things about a summer escape to New Haven - the excellent waterfront areas and public parks with hundreds of miles of hiking trails within a short walk or bicycle ride of the city center.

Of course, the idea of New Haven being a perfect compromise between thriving city and rural escape is nothing new: on February 12, 1842, Charles Dickens wrote:

"New Haven, known as the City of Elms, is a fine town. Many of its streets (as its alias sufficiently imports) are planted with rows of grand old elm-trees; and the same natural ornaments surround Yale College, an establishment of considerable eminence and reputation. The various departments of this institution are erected in a kind of park or common in the middle of town, where they are dimly visible among the shadowing trees. The effect is very like that of an old cathedral yard in England; and, when their branches are in full leaf, must be extremely picturesque. Even in the winter-time, these groups of well-grown trees, clustering among the busy streets and houses of a thriving city, have a very quaint appearance: seeming to bring about a kind of compromise between town and country; as if each had met the other half-way, and shaken hands upon it; which is at once novel and pleasant."

Former New Haven Coliseum Site: Details on the RFQs

Original post, 5/8/08: As reported earlier, the City of New Haven has received qualifications statements from six development teams who are interested in the site. RFQs from developers were due on April 22nd.

The city development office's primary concern at this point is to find a development team that has the capacity to successfully complete a major mixed-use project that integrates the Long Wharf Theatre, which is one of the leading regional theaters in the United States. Since the site is located near the city's two train stations and at the center of Downtown New Haven, it is considered to be extremely valuable, as evidenced by the fact that six very high-quality developers have submitted RFQs.

Images and detailed proposals were not required in the current round of RFQs. The city has appointed a committee to examine the developers' qualifications, and within the next couple of months is likely to issue a request for proposals from those team(s) determined to be qualified. At that point, there will likely be additional opportunities for public comment because the land will have to be transferred and/or approved for development by the city.

However, in keeping with the spirit of good design, the teams offered preliminary sketches and ideas as to what the site might look like and how it might be experienced. These diagrams and analyses will be very useful in guiding whichever team is ultimately selected to undertake the development. Selected images and text from the RFQ responses (numbered alphabetically) appear below.

It is important to note that these are just qualifications studies and not proposals, and that in addition to some of the materials below, each development team submitted extensive materials documenting their track records of experience with large mixed-use projects, theater integration, housing, community relationships, affordable housing and retail development know-how.

Team 1: Archstone, C.A. White, and Pelli Clarke Pelli Architects

The Archstone team writes that the Long Wharf Theatre "is critical to the success of the development. Long Wharf's presence will energize the site, giving it a unique identity that will draw tenants and visitors alike... Long Wharf will both benefit from and add to this growth, drawing visitors to area restaurants, after-hours clubs, and potentially a contemporary hotel... the Theatre would occupy the site's most prominent street fronts: the corner of Orange and George Street, becoming the face of the new development."

Regarding the presence along Route 34, Archstone writes, "We envision transforming the facade of the long, low parking garage into a lushly planted area that will provide a transition from the grit and noise of the elevated highway to the protected residential zones of the new development and the friendly, pedestrian-scaled streets of the Ninth Square. For those who remember the Coliseum high above Route 34, the new garage's planted facade and active green roof will be a revolutionary presence: a new approach to city design that emphasizes health, diversity and accessibility - a symbol of New Haven's renaissance." View the images for an excellent summary of how the site can be designed in a more sustainable way.

Team 2: AvalonBay

Although AvalonBay did not submit detailed diagrams for the site, they suggest an urban layout for apartments, theater, and retail, plus a wrapped parking garage that "would minimize potential visual impacts of the parking structure while marking the parking facilities convenient for the proposed uses." They suggest several alternative spaces for the Long Wharf Theatre, in addition to the one shown in the diagram above, suggesting that an alternate location for the Theatre may be on Lot E facing the new Gateway Community College.

Team 3: Heyman Properties

Heyman Properties proposes a major flagship hotel incorporated with the Theatre, which would allow more than half of the site to remain "available for additional residential and commercial development" and parking (which they note would potentially be created through a joint development agreement with other developers). They believe that the site's "wonderful visibility from the major road arteries serving New Haven, superior access and close proximity to the various business, health care and academic institutions" make the site ideally suited for a major hotel. They also note that, by incorporating the two developments together, "the theatre will also benefit by gaining additional revenue for the use of its facilities by the hotel when the theatre would otherwise be dark."

Team 4: Northland and Robert A.M. Stern Architects

Calling their proposal "Tenth Square," Northland begins with a reference to Downtown New Haven's extensive history: According to The Society of Colonial Wars in the State of Connecticut, the activity of colonial-era New Haven "focused on the tenth square - a group of streets plotted to the southeast between the harbor and the original Market Place [i.e., the New Haven Green]. This 'square' held the active mercantile quarter. The Long Wharf [Pier], which stretched to the harbor from the tenth square, housed an extensive shipping industry which controlled New Haven's economy in the early Federal period."

Northland's concept for the Coliseum Site is "a synergistic mix of uses, based upon new urbanism principles, designed to reduce impact on the envrionment, city services and roads while maximizing taxes and jobs. The development will be situated in a manner that respects the historic significance of the adjacent Ninth Square district yet integrates innovative methods of sustainable design.... a variety of public and open spaces, from wide, active sidewalks to commercial gathering places, will contribute to the development's distinctive character, providing a valuable amenity for the surrounding community." To Northland, the project is an "opportunity to resurrect, from a failed urban renewal attempt, the rich culture and diversity that once thrived in this former mixed use neighborhood."

As you can see from the design schemes, the RFQ also suggests a certain permeability to pedestrians, such as a major "Theater Alley", and a pedestrian connection alley from the center of the block through towards the train station. Northland describes this as "a network of streetscapes by which pedestrians can easily circulate around a site is one of the fundamental aspects of good urban design in that it promotes the health and well-being of the local community, economy and environment. This project is designed with the pedestrian in mind... the pedestrian network will be extended to adjacent street corners, providing safe and convenient circulation throughout the area for all pedestrians."

The Northland RFQ also mentions that the streets of New Haven "have become more bicycle friendly with the aim of encouraging residents and students to use bikes for their short range trips. This aids in taking cars off the local roads, making them safer for all users while also promoting healthier active lifestyles and a cleaner, greener environment." Plentiful bicycle racks are identified as a critical need.

Team 5: Related Companies and Robert Orr Architects
This RFQ does not include conceptual sketches of the site, but describes the need to "transform a site that has been desolate for decades into a lively, self-sustaining, mixed-use, mixed-income community that is woven seamlessly into the urban fabric of the Ninth Square and Downtown New Haven.... Related's design for the Coliseum site will include new streets permeating the block, adding value with increased frontage and corners" (incidentally, a point also brought up at George Knight's Wine Dine Design presentation on the future of the fire-damaged downtown block on Chapel Street). Related also suggests wrapped courtyard parking to minimize the effects that parking has on the cityscape.

Team 6: Richman Group Development and Herbert S. Newman and Partners Architects

Richman's RFQ statement presents an interesting take on their specific approach to the housing market on the site, noting that "there is a strong viable market for housing in a dynamic urban center of culture and education; an alternative to urban sprawl and resort communities. Adult Americans are turning towards cities to provide them a stimulating pedestrian-oriented life among neighbors and community. Our strategy is based upon the idea of bringing a new market of citizens into New Haven."

Richman's project narrative continues, "We are in a period of urban rediscovery and revitalization. New Haven is already a beneficiary of the renewed interest in the urban experience that is drawing people of all ages from the suburbs back to cities - to visit, work and to live.... our investigative research... indicates that there is a strong market for adults who are seeking an alternative to suburban living and retirement communities at resort locations. These studies indicate there is a critical mass of diverse, well-educated people seeking the vitality of close neighbors in an intimate, campus-like setting where they can own a townhouse or apartment."

"New Haven offers stimulating culture and education, excellent medical care, great restaurants, wonderful architecture, and two railroad stations all within a short walk of the Coliseum Site.... We are proposing a village for alumni and others at the Coliseum Site. We believe New Haven's future is in education, culture and research. We think there is a significant contribution that a group of two hundred homeowners can bring to this city in taxes, volunteerism, and purchasing power, without burdening the public school system. Our research indicates that our targeted market group is engaged and civic-minded."

The Richman Group RFQ continues with a very detailed and extensive narrative about the project's design and architectural character, which we will not try to summarize here, but that calls for sidewalk plazas, wide sidewalks for mingling before and after performances, summer outdoor performance areas that can create a destination, and an open public stairway that could integrate the Theatre's uses and "an additional place for the celebration of urban life." Their conclusion is that the project will build on the success of the Ninth Square, "a project that turns outward to emphasize the role of the street in the life of the city. It brings people closer to the train station and encourages the growing strength of the Northeast Corridor infrastructure... adding a welcoming smile at the gateway to our city."

Update 6/17/08: According to reporting in the New Haven Independent today, the field of qualified developers has been narrowed to Archstone, Northland, Richman and (possibly) Heyman. The New Haven Register also features a story on the developer selection, which is being led by a committee including city officials as well as Anthony Rescigno, Jorge Lopes, Jonathan Koppel, Maricel Valcarcel, Don McGregor, Joan Channick and Alderwoman (and Safe Streets supporter) Frances “Bitsey” Clark, D-7.

Coalition: Remove Route 34 Relic, Rell!

Following last March's open civic forum with John Norquist, a coalition of businesses, community organizations and nonprofit groups has delivered a letter to Governor Jodi Rell's desk requesting the removal of the remainder of Downtown New Haven's Route 34 connector highway -- a completely unnecessary and dangerous relic of 1950s traffic planning -- in accordance with the City of New Haven's longstanding plan to redevelop the area as a mixed-use, tax-generating, pedestrian-friendly, transit-oriented development that expands the downtown. The New Haven Register also wrote an excellent masthead editorial in favor of the proposal.

Momentum for the plan is building. Even without considering the benefit the city would receive by having acres of downtown land next to Union Station available for future development (and greatly increasing the value of the development already in this area -- might a TIF be used to pay for a portion of this?), the removal of this "stub" highway would save money in the long term by reducing maintenance costs on the amount of road infrastructure in the corridor. Might the next step include a community design charrette?

The text of the letter appears below:

May 27, 2008

Governor M. Jodi Rell
Office of the Governor
State Capitol
210 Capitol Avenue
Hartford, CT 06106

RE: Removal of Route 34 in New Haven

Dear Governor Rell:

We write today as a broad coalition of community leaders, non-profit policy organizations, businesses and local elected officials to strongly urge you to support the removal of New Haven’s Route 34 connector.

Route 34, a six lane highway which runs from I-95 to the Air Rights Garage, bisects the City of New Haven, inhibiting its growth and revitalization and creating a dangerous situation for pedestrians. The highway is underused and even during rush hours does not experience significant traffic. The City of New Haven has an ambitious vision to remove the highway, recreate the street grid, and develop housing, parks, and offices in the highway’s place. We support the vision, and write to ask you to take a leadership role in helping the City and community bring the project to fruition.

There is substantial public support for the proposal. Last month the Tri-State Transportation Campaign hosted a public event in support of highway’s removal. The event, headlined by John Norquist, President and CEO of the Congress for the New Urbanism and former Mayor of Milwaukee, was attended by over 125 community members, elected officials and activists. During his tenure as Mayor, Mr. Norquist oversaw a similar project to remove the Park East Freeway, a project which has created millions of dollars in downtown investment.

The removal of Route 34 fits seamlessly into your efforts for more responsible growth and transit oriented development throughout Connecticut. The more vibrant and livable our urban centers, the more likely new and current residents will choose to reside in those areas. And by focusing growth on our cities, we are more likely to protect existing open space in rural areas.

We ask that you support the removal of Route 34, and dedicate state support towards implementing the community's plan.

Sincerely, (in alphabetical order)

Mark Abraham, Member, Elm City Cycling
Robert Alpern, Dean, Yale School of Medicine
Tokunbo Anifalaje, West River, New Haven, Resident
Nate Bixby, President, Network for a Sustainable New Haven
Lynne Bonnett, Chairwoman, New Haven Environmental Network
Frances T. Clark, Alderwoman, Ward 7, New Haven
Reverend Kevin G. Ewing, President, West River Neighborhood Services Corp.
Anstress Farwell, Executive Director, New Haven Urban Design League
Norman Garrick, Ph. D, Associate Professor and Director, Connecticut Transportation Institute, UCONN-School of Engineering
Florita Gillespie, Chairperson, Dwight Community Management Team
Scott C. Healy, Executive Director, Town Green Special Services District
David Kooris, Director, Connecticut Office, Regional Plan Association
Philip Langdon, President, Ronan-Edgehill Neighborhood Assoc.
Robert Orr, Partner, Robert Orr & Associates LLC
Christopher Ozyck, Greenway and Community Advocate
Jonathan Romanyshyn, Member, Yale Medical Area Traffic Safety Group
Kate Slevin, Executive Director, Tri-State Transportation Campaign
Don Strait, Executive Director, Connecticut Fund for the Environment
Erin Sturgis-Pascale, Alderwoman, Ward 14, New Haven
Carter Winstanley, Partner, Winstanley Enterprises, LLC

Cc: ConnDOT Commissioner Joseph F. Marie, ConnDOT Deputy Commissioner Albert Martin, State Senator Toni Harp, State Senator Martin Looney, State Representative Patricia Dillon, State Representative Toni Edmonds Walker, State Representative William R. Dyson, State Representative Juan Candelaria, State Representative Cameron Staples, State Representative Robert Megna

City Receives Multiple Bids for Former Coliseum Site

Original Post, 4/22/08: Official RFQs for the major 4+-acre Downtown New Haven site were received this morning from a wide range of development and real estate companies. The City of New Haven has been seeking a project team that can create a vibrant mixed-use, walkable development incorporating the Long Wharf Theater.

The list of proposers looks promising at a first glance. Related Companies, for example, was the successful developer of the massive $1.1 Billion, 2.8 million square foot Time Warner Center -- the most valuable real estate property in all of New York City. AvalonBay has 171 major developments with 49,000 apartments. The other bidders have impressive track records as well -- focusing on development in, for example, "the most desirable neighborhoods in the Washington, D.C. metropolitan area, Southern California, the San Francisco Bay Area, the New York metropolitan area, Seattle and Boston."

The site has also long attracted attention from New Haven-based architects (also see here).

What's next? Selected development firms will face an in-depth selection process and a difficult financing market. In fact, fallout from the financial troubles in the global market effectively prevented a number of major companies from responding to the RFQ, even though the site's central downtown location -- one block from Union Station and the proposed new Transit Oriented Development there -- is extremely valuable. More information on the RFQ (including details such as proposed land uses) should be available soon.

RFQ SUBMITTALS 4/22/08
THE RICHMAN GROUP DEVELOPMENT , GREENWICH , CT
ARCHSTONE , NEW YORK , NY
HEYMAN PROPERTIES, LLC , WESTPORT, CT
NORTHLAND INVESTMENT CORPORATION , NEWTON , MA
AVALONBAY COMMUNITIES, INC. , SHELTON , CT
RELATED COMPANIES LLP , NEW YORK, NY

Update, 4/24/08: Coverage of the response now appears in today's New Haven Register, Yale Daily News and New Haven Independent.

Update, 5/2/08: Articles about the proposed downtown development, with additional details and images of the responses, appear in Business New Haven, New Haven Register and the New Haven Independent. More images may be available soon and will be posted here.

Update, 5/8/08: Additional details on the Coliseum RFQ are now posted in a separate article.

500-unit Shartenberg Mixed-Use Development Begins Construction

Original Post, 4/21/08: Becker + Becker's "360 State" development on the former Shartenberg Site at the heart of Downtown New Haven is now beginning construction. An 8-foot high blue fence with concrete barriers has been erected around the complete perimeter of the block, and informational graphics along the length of the fence will be installed this week. Utility and site work has already begun, with a significant amount of underground work planned as part of the project. Major construction activity will be underway within the next few weeks.

Scheduled for completion in 2010, the 355-foot-tall tower will be the second-highest building in New Haven, bringing the residents of 500 new apartments to Chapel Street between Orange and State.

The site is conveniently located across the street from the State Street train station. Aside from its dense urban location, the development contains energy efficient design features. Elements like geothermal heating and cooling and solar cells, if used, would benefit from various state subsidy programs designed to promote energy efficiency. There will also be indoor bicycle parking spaces for each unit. The project also is planned to contain a massive ornament program, running the full length of the facade, designed by internationally-renowned New Haven-based public sculptor Kent Bloomer.

The 500-unit, 34-story building is designed to be set back from the street and tower above a retail and parking garage base with glass entrance towers. The project, tentatively called "360 State" for its actual street address as well as its panoramic views of the region (and the fact that it is 36 stories tall), will even feature a half-acre landscaped terrace (sitting on top of the parking) with an outdoor pool. The developer expects to get the same rents as what the 227 Church Street luxury building currently gets -- $3,500 for 3BRs, $2,300 for 2BRs, $1,700 for 1BRs and $1,250 for studios. Most of the building will consist of studios and 1BRs. 10% of units in the building will have subsidized ("affordable") rents tied to income level.

According to Business New Haven this week, a "high end" grocery store on the first floor may be leased shortly. The city hopes that the project will help encourage walkability between the Downtown New Haven core area and Wooster Square, a historic neighborhood just a couple blocks to the east of the site.

Click here for the preliminary renderings by Becker + Becker; updated renderings should be available shortly. In the meantime you can also download a CT Business article about the Downtown New Haven project.

Update 5/1/08: New Haven Independent coverage of the 360 State project appears here, along with a new rendering of the project. It appears that the building on the corner of Orange and Chapel Street has been changed from its original design, which was to have continued the retail and parking garage along the entire length of the block. If the building ends before the corner with Orange Street, it might create an opportunity for another developer or architect to create a concept for a second building on the site.

Lost City Mourns Yankee Doodle, Celebrates Perkins

New York's Lost City blog is sad over the passing of the Doodle Coffee Shop, but recommends a visit to Downtown New Haven's Perkins (not the restaurant). Nice photographs and commentary here.

Private equity firms, restaurants, biotechs, video game companies, marketing firms moving into Downtown New Haven

Residents, high-end business firms, and retail operations are increasingly drawn to Downtown New Haven's walkability and urban vitality. Class A office rents in New Haven are now approaching $30 as Yale University and other users continue to expand. An integrated marketing firm with clients including GE, IBM, Bic, Oxford Health, MasterCard and the New York Times recently leased the entire floor of a large building on Chapel Street. Venture Capital investments grew significantly in 2007, with a large proportion of the hundreds of millions of dollars in regional investment going to New Haven rather than elsewhere in Connecticut -- recipients include video game, marketing and biotechnology firms.

Check back later this week or early next week for details on these and other Downtown New Haven news items.

91 Church Street Saved?

The New Haven Register reports today on plans to resurrect the fire-damaged building at 91 Church Street.

The photos at left were taken December 17th, a few days after the fire ravaged the interior of the block (click on them for a close-up). For more information on potential ideas for how to rebuild that section, also see this New Haven Independent article on George Knight's presentation to Wine Dine Design.

"The plan for 91 Church St., only a portion of which escaped the wrecking ball following the Dec. 12 blaze, is in its formative stages, but owner Paul Denz has indicated he is committed to renovating what’s left."

"He has some rough architectural drawings to overhaul the space for two retail businesses, one at street level and the other in the basement, and about four apartments on the upper floors."

"Scott Healy, executive director of the New Haven Downtown [Town Green] Special Services District, which promotes the area’s image and business community, said that section of Church Street, with retail on both sides, is key to the city’s vitality."

Aside from its effect on retail continuity, retaining this building is important because it is a key part of the street wall along Church Street, which creates a sense of security and enclosure - an urban "living room." The Church Street corridor is a major gateway into Downtown New Haven.

The property, which prior to the fire contained a retail operation on the first floor and a beautiful abandoned ballroom on the second floor, is threatened not just because of the cost of renovation, but also because it would be a potentially convenient place to create an access lane for deliveries into the center of the block, which will most likely be rebuilt in the near future.

Artspace New Haven Auction

The Artspace Benefit Auction is scheduled for May 3, 2008. This annual Downtown New Haven event draws hundreds of artists, collectors, and civic-minded individuals interested in supporting the programs presented by Artspace, with plenty of food, wine, art and excitement (this year catered by the nearby New York Times "excellent" hotspot 116 Crown). Visit the auction website for details.

100+ year-old Downtown business honored for being innovative

Business New Haven is reporting this week on how some independent New Haven retailers have leveraged their online presence into major business success. Delmonico Hatter, a small business that has been located in Downtown New Haven since 1906 and is quite renowned within the local community, recently received the "Hat Retailer of the Year" Award for its innovative retailing strategy.

"As soon as Delmonico launched the new site, DelmonicoHatter.com, in 2002, "Sales grew immediately, to 25 percent of our business that first year," [Delmonico] says. "They have grown every single year since then, and now account for 80 percent of our business."

Can other downtown businesses leverage their unique "bricks and mortar" into online sites in order to thrive? How long before we see frozen Louis' Lunch burgers being shipped to China? Is this strategy a "win" for Downtown New Haven? See the entire article at http://www.conntact.com/article_page.lasso?id=41842

Downtown New Haven Recognized by PPS

http://www.cityofnewhaven.com/Mayor/ReadMore.asp?ID=%7BD4F8586C-C8A4-4490-BCDD-D54B3C28E238%7D

In the past, Project for Public Spaces has also recognized the New Haven Green.

Hartford Courant profiles new antique store on Chapel Street

http://www.courant.com/features/lifestyle/hc-antique.artmar24,0,6248194.story

Irons in the Fire

Reporting by Business New Haven on new commercial developments in and around Downtown.
http://www.conntact.com/article_page.lasso?id=41804

Union Station as reimagined by the City...

Reporting by the New Haven Independent: http://www.newhavenindependent.org/archives/2008/03/read_union_stat.php

See the full study here: http://www.newhavenindependent.org/archives/upload/2008/03/JLL020708.pdf

Some are apparently concerned that the plan does not do enough for pedestrians and bicyclists. A discussion on Elm City Cycling's listserv has begun: http://groups.yahoo.com/group/elmcitycycling/message/6270

City's Future Framework Plan for Downtown New Haven and Route 34

From CityofNewHaven.com

http://www.cityofnewhaven.com/Government/pdfs/Future%20Framework%202008v9.pdf

Route 34 study presented to public at City Hall (2007)

The Route 34 Study authors gave a public presentation in June 2007. New Haven City Plan and its consultants brought up that the reconfiguration of Route 34 would make the city more walkable. Concerns were raised about how bicycle-friendly the new development would be, and whether or not traffic would be calmed to an appropriate extent. See coverage by the New Haven Independent here: http://www.newhavenindependent.org/archives/2007/06/what_will_happe.php