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LONG WHARF RESPONSIBLE GROWTH PLAN

March 6, 2018 Langan | Real Estate Solutions Group, LLC | Appleseed


| W Architecture | Fitzgerald & Halliday, Inc.
FIVE WALKING DISTRICTS UNION STATION

1,500 ft
A comfortable 5-minute walk

1 LONG
WHARF USPS

ASSA FOOD
JORDAN’S ABLOY TERMINAL
FURNITURE IKEA

BOATHOUSE SPORTS
HAVEN

• Walking 1 MARITIME
• Bikes
• Transit

Long Wharf Responsible Growth Plan | 4th Meeting | March 6, 2018


COMMUNITY COMMENTS
& CONCERNS
• The five districts make sense
– both geographically and
contextually
• Concerned about sea level
rise; any planning needs to
be sensitive to environmental
change
• Attendees excited about the
storm water park and
inclusion of green
infrastructure elements!
• Improve bicycle and
pedestrian infrastructure
• Etc.
Demographic and Economic Setting

Job growth in the City has outpaced the MSA and State

• After a decline at the start of the


recession, private sector
employment in the City grew by
7.2% from 2009 – 2016; a gain of
more than 5,400 jobs
• If employment grows at half the
2009-2016 rate – by 2023, the
City would add 2,900 jobs – by
2030, nearly 6,000

Long Wharf Responsible Growth Plan


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Demographic and Economic Setting

The Long Wharf supports the current and potential economic future of
the City
• Currently employs nearly
5,000 people with a wide
range of skills
• Businesses are in the leading
growth sectors, including:
- Ambulatory health care
- Hotels and restaurants
- Retail
• Home to Assa Abloy and
small food manufacturers,
accounting for almost 1/3 of
all manufacturing jobs in the
City Long Wharf Responsible Growth Plan
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Demographic and Economic Setting

The Long Wharf supports the current and potential economic future
of the City
With over 130 acres of
underutilized land there is a
potential for denser
development of new
residential & commercial uses

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Demographic and Economic Setting

The Long Wharf Responsible


Growth Plan supports new job
creation and residential growth
• Attracts & retains younger residents and
connects them to work in high-skilled fields
• An aging population will mean increased
demand for empty nester housing and
health care services
• Development of medical office and other
ambulatory care facilities can combine with
health-related services
• Reinvestment in the Food Terminal could be
an opportunity to create a “food district”
with retail, entertainment, wholesale and
mixed use Long Wharf Responsible Growth Plan
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Demographic and Economic Setting

The Plan supports new job creation and residential growth

• Building on IKEA and Jordan’s,


the Long Wharf area could be
marketed as a location for
“experiential” retailers
• Arts, entertainment, &
recreation can provide jobs,
that reinforce the area’s
attractiveness for residential
and commercial uses
• Job opportunities would be at
all skills, thereby creating
potential pipelines for career
advancement

Long Wharf Responsible Growth Plan


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The Market PMA Change in Inventory,
Units
Absorption, Vacancy Rate Vacanc
y Rate

Rental Apartments 500


400
6.0%
5.0%
4.0%
Slow, steady, ongoing growth 300
3.0%
200
2.0%
100 1.0%
• Recent pace of apartment growth 0 0.0%
has exceeded the pace of population 2014 2015 2016 2017 YTD

growth Inventory Change Absorption Vacancy


Source: Reis Reports 2017 Year-to-Date as of October 31.

• The City estimates 1,500 – 2,000


residential units in the development
pipeline, consistent with demand
projections over the next five years

Source: Quarterly Census of Employment and Wages, State of Connecticut DOL

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Market Analysis

Class B Medical Office


• Inventory has remained level
for several years due to lack of
demand for new buildings
• Vacancy rates are too high to
justify new construction
(14.6% Class A & B)
• Rents do not justify new
construction ($17.50 to
$27.50)

Source: Cushman & Wakefield


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Market Analysis

Public Market

• Takes advantage of New Haven’s


food culture; Food Terminal’s focus
on food manufacturing; recent
success of food trucks on Long
Wharf Drive; growth in small food
makers; presence of Long Wharf
Theater
• Creates economic and social
benefits
• Provides an anchor for new
development; may increase value of
existing & new development

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Economic Development and Jobs
Strengths, Weaknesses, Opportunities, and Threats
Helpful Harmful
To achieving the objective To achieving the objective

Strengths Weaknesses
• I-95 access & Visibility • Existing mix of compatible • Unattractive public • Distinction and identity
• I-95 connects to larger uses environment
Internal Origin

• Multiple owners with diverse


region • Recent public investment • Lack of cohesive vision & interests
• Waterfront access • Regional Transit proximity zoning • Real or perceived lack of
• Proximity to downtown • Room for new development • Absent amenities needed to connectivity – internally and
• Views support residential & business with rest of city
• Presence of Long Wharf
development • Weak office market
• Parking Theater as an attraction
• Storm water & infrastructure
• Strong residential market issues

Opportunities Threats
• Growth in food & health/medical industries • Intense competition from other northern cities for highly-skilled young
External Origin

• Potential to create environment for residential development workers.


• New plan can attract investment and confidence • Financial condition of the State
• Motivated sellers • Uncertainty in healthcare market
• Potential Post Office relocation • Increase in interest rates
• Growing employment trends • Inflation and increasing construction costs
• Increase in small/start up businesses • Potential that market rents do not support new construction,
• Public funding and initiative to spur development especially for office space
• Trend – moving health & related services from hospitals to ambulatory • Perception of Crime
care settings
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FIVE WALKING DISTRICTS
1,500 ft
A comfortable 5-minute walk

1 LONG
The The
The WHARF
The Parkway
Gateway Market
Innovation District
District District
FOOD
DistrictABLOY
ASSA
TERMINAL
JORDAN’S IKEA
FURNITURE

The
SPORTS
Harbor
HAVEN

District
1 MARITIME
OPEN SPACE

Long Wharf Responsible Growth Plan | 4th Meeting | March 6, 2018


A NEW PARK: THE LONG WHARF LOOP

Long Wharf Responsible Growth Plan | 4th Meeting | March 6, 2018


STORMWATER MANAGEMENT

Long Wharf Responsible Growth Plan | 4th Meeting | March 6, 2018


Long Wharf Responsible Growth Plan | 4th Meeting | March 6, 2018
TRANSIT
Bus routes and Intermodal station

Long Wharf Responsible Growth Plan | 4th Meeting | March 6, 2018


TRANSIT:
PEDESTRIAN TUNNEL EXTENSION

Long Wharf Responsible Growth Plan | 4th Meeting | March 6, 2018


TRANSIT:
PEDESTRIAN TUNNEL EXTENSION

Long Wharf Responsible Growth Plan | 4th Meeting | March 6, 2018


BIKE PATH

Long Wharf Responsible Growth Plan | 4th Meeting | March 6, 2018


VEHICLAR CIRCULATION

Long Wharf Responsible Growth Plan | 4th Meeting | March 6, 2018


COASTAL RESILIENCY

Long Wharf Responsible Growth Plan | 4th Meeting | March 6, 2018


COASTAL RESILIENCY

Long Wharf Responsible Growth Plan | 4th Meeting | March 6, 2018


FIVE WALKING DISTRICTS
1,500 ft
A comfortable 5-minute walk

1 LONG
The The
The WHARF
The Parkway
Gateway Market
Innovation District
District District
FOOD
DistrictABLOY
ASSA
TERMINAL
JORDAN’S IKEA
FURNITURE

The
SPORTS
Harbor
HAVEN

District
1 MARITIME
KEY PLACES

Long Wharf Responsible Growth Plan | 4th Meeting | March 6, 2018


NEW HAVEN HARBOR

New Haven
Inner Harbor

Long Wharf Responsible Growth Plan | New Haven, CT | December 4, 2017


WATER PLAN

NEW NATURE PARK


ROWING
HISTORIC LONG
POND
WHARF PIER PERSONAL TRANSIT PIER
HISTORIC BOATS ROWING
WATER TAXIS
TOUR BOATS
 Variety of uses: CHARTER BOATS
DAY PIER
- Recreational TRANSIT SLIPS

- Educational THE INLET


- Transit THE NEW
- Commercial HARBOR
• Maximize Public
Access
• Create focus for MILL RIVER
new development
opportunities
INDUSTRIAL
HARBOR
HARBOR DISTRICT:
EXISTING PROPERTY
OWNERSHIP
HARBOR DISTRICT
 Create vibrant, self-
sufficient neighborhood
 Create a vision for the
future of the tank farm
 Reorient the district
around the water
 Create value for upland
development parcels
 Establish visibility from I-
95 and I-91 THE NEW HARBOR
 Leverage Route 1 access
and visibility.

Transit Pier The Inlet


Long Wharf Responsible Growth Plan | 4th Meeting | March 6, 2018
HARBOR DISTRICT

IKEA

SPORTS
BOATHOUSE HAVEN
WATER
CIRCLE 1 MARITIME

ROWING HARBOR
POND WATER GARDEN
SQUARE
TRANSIT HARBOR
PIER PARK
THE INLET
DAY PIER
LONG
WHARF
PIER

• Residential: 1,500 DU
• Retail: 200,000 SF (including supermarket)
• Community Facility: 35,000 SF (repurposed Sports Haven)
PARKWAY DISTRICT
The Emerald Necklace, Boston
PARKWAY DISTRICT
Union Station
PARKWAY DISTRICT
• Redevelop existing and new
streets and blocks to focus ConnDOT Wooster
on Parks Square
Neighborhood
• Reposition existing,
relatively marginal land and Conn
USPS property into a high DOT Green Bow
value new neighborhood.
Stormwater
• New and improved links Park
from the Harbor through to Parking
the Wooster Square IKEA Garage
neighborhood and
Downtown
New Hotel
• Redevelop part of IKEA’s Development
existing parking lot and
relocate into a new and New Retail Green Bow
Kiosks RETAIL
convenient parking garage. Stormwater
• Redevelop ConnDOT-owned Park
land along I-95, into new
park.
• New and improved direct
connection from Rt 1 to the Residential: 1,200 DU
ConnDOT Yards
MARKET DISTRICT
A WALKABLE FOOD TERMINAL DISTRICT
MARKET DISTRICT
 Orient new development around a new east-
west green park street
 Phase development incrementally
 Position the Long Wharf Theater to create a
new gateway for the Market District
 Central Market Hall as a new anchor for the
district
MARKET DISTRICT
• An urban walkable district
focused around a “Main
Street”, a market hall, and
market square.
ASSA ABLOY
• The Long Wharf Theatre can
stay and/or relocate to a I-95
frontage: both options with
more property and an
improved setting
• An extended pedestrian/ bike
tunnel, connects the Market
IKEA
District to Union Station
Residential: 800 DU
• New tunnel provides direct
Retail: 160,000 SF*
connections to both of the
Theater: 37,000 SF
ConnDOT buildings.
Hotel: 200 keys
*includes 25,000 sf Market Building
ASSA/INNOVATION DISTRICT
ASSA/INNOVATION DISTRICT PROPERTIES
GATEWAY DISTRICT:
PROPERTY OWNERSHIP
GATEWAY DISTRICT
Goals
One Long
 Create an improved Wharf
setting for new
development
 Larger vision
integrating health,
wellness and family
recreational
destinations, and
residential
development
 Establish new
ped/bike/automobile Jordans
link to the Hill District
 Create new east-west
addressing street at I-
95 entrance/exit ramp
Long Wharf Responsible Growth Plan | 4th Meeting | March 6, 2018
GATEWAY DISTRICT

One Long
Wharf

FAMILY GARDEN
RETAIL

RETAIL
Jordan’s
HOTEL
Water
VELODROME Authority
Residential: 500 DU
Retail: 100,000 SF
Medical: 200,000 SF
Sargent Drive
Velodrome: 37,000 SF
Hotel: 150 keys
YMCA: 60,000 SF
5 WALKING DISTRICTS

JORDAN’S DOT
BAY VIEW TECH ASSA
PARK VILLAGE ABLOY DOT WOOSTER
MARKET
LONG WHARF SQUARE SQUARE GREEN
NATURE IKEA
PRESERVE
GREEN
BOW

SPORTS
HAVEN

1 MARITIME
KEY PLACES

Long Wharf Responsible Growth Plan | 4th Meeting | March 6, 2018


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Long Wharf Responsible Growth Plan | 4th Meeting | March 6, 2018


LONG WHARF RESPONSIBLE GROWTH PLAN
March 6, 2018 Langan | Real Estate Solutions Group, LLC | Appleseed
| W Architecture | Fitzgerald & Halliday, Inc.