New Haven Independent

Posted by: Sunday | February 27, 2008 8:57 AM

It's aboout time something was put on that site.

Posted by: Esbe | February 27, 2008 11:15 AM

It is going to be extremely difficult, if not impossible, to get manufacturing back on that site. I think there might federal "enterprise zone" tax breaks involved, which is the only very small hope.

Modern manufacturing takes place in large one-story facilities, with easy parking for workers and easy truck access to highways. When the Winchester plants were built, everything was different: you wanted rail access and nearby workers who could commute by foot or trolley. Times change, not always for the better.

As I understand the objections at the meeting, they include:

• The renters might have children
• The renters might not have children
• The financing might be entirely private
• The financing might be partly public

It is not going to be easy to satisfy everyone, but trees are a good idea!

Posted by: cedarhillresident | February 27, 2008 1:52 PM

You gotta love Ken! He is my hero!

Posted by: Ken Joyner | February 27, 2008 3:45 PM

Unfortunately, this reporter missed the more salient points I made in providing feed back to Forest City as they requested.

I tend to focus in on the Historical data contained in the NewHallville Renewal & Redevelopment plan Adopted in 1968 and amended seven (7) times, the latest in August 2004. Forest City said it had not seen this plan.

The contents of the plan laid out a specific detail design for the acquisition, demolition and renewal of hundreds of homes and small commercial properties on Winchester Ave. continuing through side streets such as Starr, Thompson, Hazel, lilac and others.

Since 1968 the city has completed some spot demolition and rehabilitation primary using Federal home funds matched to some private Funds, but none as far reaching as this project proposes in size and capital@(100M), for this one site.

The real irony here is that the city of New Haven has retreated from it's commitment to replace the Winchester site with manufacturing, while at the same time rebuilding the sections of NewHallville consistent with the plan. Their retreat is in spite of the fact that NewHallville is in a Federal Enterprise Zone, a designation which carries massive loan guarantees for developers to invest, while attracting federal matching and low interest loans.

Rather than Science Park and the city forming an alliance with Empower New Haven in order to attack this housing malaise on a massive scale, they instead choose to let-out an RFP for developers to plan and build on this site which lies within Census track 1415 and within a federal empowerment zone.

Said Forest City spokesmen:

Plans for renewal are nebulous at this point. The project would be "predominantly residential," with some commercial and retail space, said Abe Naparstek, also of Forest City. The housing would be rental units, not condos, aimed towards a mix of graduate students, young professionals and people who live nearby, he said. He expected his company to invest "almost $100 million" in the project.

I also presented the demographic population, racial and income profiles of people in Census tract 1415, Forest City admitted it had not reviewed this material. Contained in the profile is the rental composition of NewHallville which is 76% rental with medium incomes of $30,500 for a family of four.

This projects hardly sounds like a prescription for ills facing NewHallville residents.

While I made clear that I was not against development in this area I wanted to emphasize the inconsistency and incompatibility with building a development within a project area, neither of which are complimentary to each other.

Many in attendance seems to resent that Science Park Development and the city did not speak to the community before letting an RFP and allowing Forest City to attempt to sell their plan to a community who will not benefit from the project, while at the same time requesting community involvement for sake of citizen participation.

We hope the Science Park Corporation does not throw up it's hands in disgust, while blaming the community residents for calling it like it is. Rather, we trust the SPC will renew it's commitment long ago abandoned to NewHallville and it's residents.

PS

ESBE:
I hope you more clearly understand the objections.
It never was about children, this project is planned for one and two bedrooms starting at $1,500.00/per. This is clearly not for children.

Posted by: charlie | February 27, 2008 4:59 PM

Ken, our neighborhoods need greater income diversity, not less. If a developer wants to propose that this building be filled with millionaires, I think we should all support that because it would create increased income diversity and a tax base that could be used for the kinds of improvements that you advocate.

As to manufacturing uses, those would be appropriate for parts of Science Park, but this specific building definitely does not lend itself to that kind of use given the current facts about how manufacturing is done, and the current status of the building of being in need of major private investment.

It would be amazing if spaces elsewhere in Science Park could continue to be set aside for manufacturing/office (as they have with the other Olin buildings there, which incidentally are mostly empty at the moment) because perhaps some of the millionaires in the new building, or other local residents, will want to start various companies in buildings near where they live and hire lower-income residents.

Posted by: WEBblog 1 | February 27, 2008 5:45 PM

CHARLIE,
I appreciate your comments, I agree that income diversity is important to the city as a whole. However, it is Forest city's intent to understand the feelings and historical background which has influenced the thoughts of this community.

Judging from the article above, Forest City makes this clear.

Perhaps what you did not understand is that the community is NOT, and I emphasize NOT, against development as a consequence to increasing the tax base, on the contrary, this community is reminding the powers that be of their long standing commitment, a benign commitment which continues unabated. Here too lies the opportunity for increased tax revenue.

We would appreciate it if Science Park were to respond in the affirmative, or just simply respond, as you have.

Thank you for your interest.

Posted by: Esbe | February 27, 2008 8:48 PM

Ken, I think that the historical context you provide is interesting, but I guess I am still missing the point. If Federal or State money where available to rebuild the Newhallville housing stock, then that would be great. But in the present political climate, few such funds are available. If manufacturing firms still wanted to locate in the same locations as firms did in the early 20th century, that would be great too. But they don't.

So, the question is: do you want an economically feasible private development of this abandoned factory land, or do you just want it to sit there for another few decades? I wish another option was possible, but it isn't.

Posted by: Ken Joyner | February 27, 2008 11:04 PM

ESBE,
Contrary to your beliefs, Federal funds are currently available; in fact Forest City relies of some form of federal subsidy to continue with their preliminary plans. Moreover, since 1992 federal funds have been readily available, particularly to modernize whole communities, within empowerment zones.

However, in New Haven there was no such initiative in NewHallville despite long standing plans to do so.

In the early ninety's, Olin Winchester was in full manufacturing mode assisted by subsidies provided by the city to keep employment levels current. In spite of those annual subsidies Olin Winchester shipped its operation to the mid west and left New Haven holding the tax bag.

In 1994, Governor Roland committed $100M to the Winchester corridor for rehabilitation and modernization. That commitment never reached fruition. I understand our state legislators were convinced to shift the bonding money and the focus to down town in order to build the bridge from union ave to Long Wharf and the railroad station stop at State and Chapel, which is little used today.

I believe Webblog1 said it best above:

"Perhaps what you did not understand is that the community is NOT, and I emphasize NOT, against development as a consequence to increasing the tax base, on the contrary, this community is reminding the powers that be of their long standing commitment, a benign commitment which continues unabated. Here too lies the opportunity for increased tax revenue".

I agree and add:

In view of the these historical failures, if the community can't be rebuilt; it matters little to many who attended this meeting, whether this project is built, or "sits another few decades" as you put it.

Posted by: charlie | February 28, 2008 11:49 AM

This project would raise land values throughout Newhallville, clearly benefiting many homeowners and renters in that neighborhood. It would also provide jobs, not just in the construction process and on the site itself but also throughout New Haven (as a result of the rise in land values, increased viability of office or light manufacturing in SP, and increased population).

Posted by: WEBblog 1 | February 28, 2008 1:55 PM

Charlie,
You must know something that Forest City does not.
Where in their proposal above does Forest City make the claims such as, increased land values, providing permanent Jobs, increased viability of office or light manufacturing?
Please share your insight and analysis with Forest City.

I seriously doubt the land values throughout NewHallville will be increased, I'm sure the assessed property values will increase, above the average 110% increase as a result of the revaluation of 2006, without rehabilitation.

Posted by: Esbe | February 28, 2008 4:36 PM

Ken, if the city traded $100M in state funding for Newhallville in return for the State Street Station and the Church Street South bridge, then I agree that was a very bad decision. However, I don't actually believe the story, because transportation funding comes very much out of a different pot of restricted moneys; it is money that can't typically be spent on housing. I think the more likely story is that Roland promised something but then didn't deliver, and tried for some partial cover by offering something else that was much easier to fund.

In any case, that past story has nothing to do with this development, which is an entirely separate matter. Stopping this development won't bring a mythical 100M is state funds back to New Haven. Manufacturing in inner city locations isn't going to happen on any scale without some massive new federal program; New Haven can't control that.

You say that in the absence of your preferred plan you are perfectly happy to see such a large fraction of our city sit in decay and waste, generating no taxes or activity and harming, if not killing off, any greater long-term success at Science Park. That opinion tells me much about you, and little about the plan under discussion here.

Posted by: Ned | February 28, 2008 4:53 PM

How are a few thousand cars going to get to this site? From the East: Willow/Canner, Edwards St., From the North and West: Dixwell Ave., From the south:?? Does Yale want thousands of car trips through and around its planned residential colleges, off of Sachem St., or is the plan to push the traffic into the surrounding neighborhoods? The railroad made this site viable, but the train is not coming back to the station in our lifetimes.

Posted by: Ken Joyner | February 28, 2008 5:14 PM

ESBE:
Your response indicates you have some information as to how state & local government interacts with regard to funding allocations. If so, you would be a resource for Forest City to better understand the analogous interrelationships at play in this matter.

However, moving on, let me say unequivocally that neither I nor any resident have the power to stop this project, or any other, which has the backing of a $20B corporation.

The corporation is merely asking the community for their input in order to satisfy the requirements of citizen participation as required by state and federal funding sources. After sign-off, citizens become irrelevant.

I did not say that I would be perfectly happy to see such a large fraction of our city sit in decay and waste, generating no taxes.
I merely responded to your second post as above with I responded:
"In view of the these historical failures, if the community can't be rebuilt; it matters little to many who attended this meeting, whether this project is built, or "sits another few decades" as you put it".

Thank you for your input, please attend the next meeting with Forest City to be scheduled in July. It is then you will here from others with similar opinions.

You and I have reached an apex in this debate, I sense the need to move on to another story.

Posted by: Esbe | February 28, 2008 5:46 PM

Ken -- you're right about the "apex", I think I understand your points a little better.

Ned -- re: traffic, they are talking about "perhaps 300" apartments, which would appeal mostly to those working at Science Park and/or Yale's Science Hill (grad students/post-docs/young faculty, etc), plus a little local retail, etc. These folks will mostly get to work by walking/biking. There is no need to worry about thousands of cars ...

Posted by: Ned | February 29, 2008 11:30 AM

Ken, not thousands of cars, but thousands of car trips: 300 cars x two trips/day = 600 trips + commuters, visitors, etc. Just observing my neighbors comings and goings, in one of New Haven's most walkable neighborhoods, served by bike lanes, the Yale Shuttle, Yale Med school shuttle and the M bus line, there are at least two trips/day from most of residents on my block, plus commuters from I91, plus people going to Caffe Bravo and Archie Moore's, plus people avoiding the I91/I95/Rte.34 interchange, plus people parking in the neighborhood to avoid downtown parking garage fees. Traffic backed up on Willow St. from Orange St. to Foster St. is not unusual anymore. I'm guessing that even if the people who might eventually live in this development shop for groceries, in New Haven, they are still going to drive to Shaw's or Edge of the Woods and take their cars out in the evenings as the neighborhood doesn't appear safe to walk in day or night. Willow to Canner to Division will become the funnel, from the East, to direct traffic to Science Park. Willow St. could be rezoned to take advantage of the increased traffic, as most of the buildings, on my block, are (IMO) not worth preserving as they are not sound proofed for the traffic volume, have useless, neglected postage stamp sized front yards (you can't talk to your neighbors as the traffic is too loud and intimidating), the buildings are grossly energy inefficient and bastardized with vinyl/aluminum siding and or asbestos shingle, so the street is probably as toxic as science park...

Posted by: charlie | February 29, 2008 12:09 PM

The challenge is not to provide affordable housing -- we have way more than our fair share of that, thanks to public subsidies -- but to create a market for middle-class housing. New Haven can not succeed without taxpaying residents.

The complaint of "gentrification" comes from politicians who suspect that racial and economic integration will undermine their power base, not from citizens who fear displacement.