A Sustainable Revi tal izat ion Plan ForThe Newhall Neighborhood - March 3, 2008

Newhall Neighborhood Revitalization Plan N2

The Newhall Revitalization Plan was led by a multi-disciplinary team of planners, architects, economists, and revitalization experts. The project team, with extensive input from the Newhall community, collaboratively developed a comprehensive approach to the reuse and revitalization of this important site. Organizations that made up the team are:

RGPThe Regional Growth Partnership (RGP) is a non-profi t regional economic development organization serving South Central Connecticut. Created in 1996, RGP was formed to be the economic development entity for the 15 municipalities served by the South Central Regional Council of Governments (SCRCOG). For over 10 years, RGP has been serving the economic development needs of the area’s fi ft een municipalities, including Hamden. RGP’s primary mission is to encourage cohesiveness between the public and private sectors in the development of policies and programs designed to make the South Central Connecticut region more competitive in the global economy.

Vita Nuova, LLC Vita Nuova, LLC is a recognized leader in the redevelopment and revitalization of environmentally-impacted properties and neighborhoods. Vita Nuova works nationally for owners, municipalities, non-profi ts, development entities, and government agencies to remove impediments and create value from sites and areas aff ected by historical and ongoing environmental challenges. At Vita Nuova, an interdisciplinary approach is applied,

integrating environmental risk management, planning, market analysis, stakeholder involvement, and redevelopment skills to these unique and challenging problems.

Zared Enterprises is a multi-disciplinary architecture and planning fi rm that provided planning and stakeholder involvement support to the project.

Buchanan Architects, LLC Buchanan Architects, LLC is a creative, problem-solving architectural and planning design fi rm. Buchanan Architects primarily works for non-profi t clients including libraries, municipalities, churches, and developers of low- and moderate-income housing. Additional work for private clients includes recreational and commercial facilities, large-scale housing, and single-family housing.

Co-designer with George Buchanan is architect Edward Mitchell. Ed is a member of Vita Nuova, has his own practice and is a professor of architecture at the Yale School of Architecture. Ed has considerable experience in the planning and design of environmentally damaged sites.

Connecticut Economic Resource Center, Inc.

The Connecticut Economic Resource Center, Inc. is a nonprofi t corporation that provides objective research, marketing and economic development services to local, regional, state and utility entities and policymakers. CERC is a public-private partnership with a mission of making Connecticut a more competitive business location.

NEIGHBORHOOD REVITALIZATION PLAN TEAM

Frank CooperLeslie CreaneJoseph CriscoMichael D’AgostinoShenae DraughnLane DriscollSheila Epps

Elizabeth HayesScott JacksonDale KroopWillie NewbornBerita Rowe-LewisAnthony Sacchett iPeter Villano

Robert BellTom Chaplik

Edith PestanaJimmy Young

Project Steering Committee (Original Membership)

Ex-Officio:

The Team would like to acknowledge the tremendous support we have received from many partners in this eff ort, particularly:

Residents of the Newhall neighborhood

The Friendship Baptist Church, Zion Seventh Day Adventist Church

The Town of Hamden, particularly Mayor Craig Henrici, Council Person Kathleen Schomaker, Scott Jackson, Leslie Creane and Dale Kroop

The Connecticut Department of Environmental Protection, particularly Commissioner Gina McCarthy, Patrick Bowe, Robert Bell, Tom Riscassi, Shannon Pociu , and Raymond Frigon

The Connecticut Department of Economic and Community Development, particularly Commissioner Joan McDonald, Chet Camarata, Tom Ciccalone, Larry Lusardi and Brian Dillon

Newhall Neighborhood Revitalization Plan 3

TABLE OF CONTENTS

1. Executive Summary

2. Implementation of the

Neighborhood Revitalization Plan

3. The Revitalization Plan Area

Current Conditions

Environmental History

Environmental Remedy Impact

Integration of the Environmental Remedy with the

Revitalization Plan

Health and Safety

4. Development Objectives

General Goals

Environmental Planning Analysis

Private Property Development

Public Property and Infrastructure Development

Health and Safety

5. Development Sites and

Recommendations

Appendices (available online @

www.newhallinfo.org/reuse)

Maps and Analysis

Statistical Survey

Contacts

Working Process

Data Collection

Community Organization

Revitalization Design Studies

Funding Sources

Newhall Neighborhood Revitalization Plan N4 Executive Summary

I n the December 12, 2000 edition of the New Haven Register reporter Rebecca Baker wrote: “Fear about toxins in the soil around Hamden Middle School has led members of the Parent-Teacher Association to organize a meeting Thursday to decide how they want administrators to address the problem and to recommend immediate action.” The following day in a second article she wrote: “Neighbors of Hamden Middle School say they want someone to test the soil throughout the neighborhood to see whether toxins found around the school have spread to their back yards.”

Aft er seven years and literally hundreds of newspaper articles, the Connecticut Department of Environmental Protection (CTDEP) mandated environmental remedy is about to be implemented. In the intervening years residents have waited, met and planned for the day when their neighborhood would be not only remediated but revitalized. During that period of time the Town of Hamden decided to build a new middle school that opened in September 2006 and planning for reuse of the existing school and surrounding area was undertaken.

Planning Process

This Neighborhood Revitalization Plan is the result of a facilitated planning process conducted over nine months in 2007 and early 2008. The town of Hamden hired the Regional Growth Partnership and its consultant team members (the Team) to manage this collaborative process.

The development of the Neighborhood Revitalization Plan was Phase 2 of a process that began with the development of the Hamden Middle School Site Reuse Plan by the Team, completed in July 2007 (Phase 1). At that time the Team reported that the design options presented were interim suggestions that needed to be measured against and integrated with the broader neighborhood plan

The Team created the Neighborhood Revitalization Plan through the collection of existing data, site and soils analysis, community meetings, neighborhood surveys, design studies, and the investigation of funding sources (see Appendix for a further discussion of the process). We consulted with and sought advice from neighborhood residents at

1. EXECUTIVE SUMMARY

Plan Vision

The Neighborhood Revitalization Plan describes a path to an improved environment that will include parks, aesthetic streetscapes, native habitat areas, and community gardens that will enhance the quality of life for the residents.

On October of 2006 Governor Rell issued Executive Order 15 calling for responsible growth in the state. Many of the principles embodied in the Plan refl ect the goals of that initiative; environmental sustainability, the reuse of valuable properties in urban areas, links to mass transit, bike lane systems, and the increase in density in proximity to existing civic and community resources

While guided by these principles, the details of The Neighborhood Revitalization Plan will be dynamic, able to change and/or develop as new information is received rather than adhering to a set of solutions. The guiding principles will be applied throughout the neighborhood. However, revitalization of an existing neighborhood that has over 300 homes and active uses aff ords limited opportunity for major

every step of the study. As we neared completion of our work, the Team reached out to representatives of key institutions in the neighborhood, particularly the four faith communities, on how revitalization plans would impact them. These eff orts have helped us fi ne tune revitalization plans, particularly in the area south of Morse Street.

The result of this work has led to a series of recommendations that, while complex and potentially challenging to implement, will lead to the sustainable revitalization of this neighborhood. The Team has not recommended short-cuts or band-aid solutions but rather has addressed issues such as ongoing structural problems associated with uncompacted fi ll. The Team addressed fl ooding issues in parts of the neighborhood, unsafe traffi c conditions, and even diffi culties associated with the remedy such as the potential for denuding the neighborhood of vital natural assets.

redevelopment. Wholesale redevelopment of the neighborhood is not the desired outcome of the process. With that in mind, the Team has identifi ed three sites — the former middle school, Rochford Park and the blocks adjacent to Edward Street — where larger scale redevelopment opportunities exist; providing potential for a collective, positive community change while maintaining the character and quality of the neighborhood.

Newhall Neighborhood Revitalization Plan 5Executive Summary

Recognize that Everyone has a Voice

The entire revitalization process is based on extensive and meaningful public participation, to ensure that the community has had a voice in the Plan.

1 2 3 4

5 6 7

Plan Principles

8

Provide Alternatives to the Car

The Plan calls for improved safe access within and through the neighborhood for drivers, bicyclists, and pedestrians.

Work in Harmony with Natural Systems

The Plan will employ sustainable, green technologies and land-use practices so that the neighborhood will be recognized as a model for new environmental planning.

Raise the Value of Existing Properties

While the stigma of contaminated soil has lowered the value of homes in the Newhall neighborhood, the combination of remediation and redevelopment will signifi cantly raise the value of residential properties.

Meet the Housing Needs of the Whole Community

The Plan calls for the inclusion of new housing in the neighborhood, both to replace homes lost due to structural damage as well as to provide additional housing for families and elderly residents.

Coordinate the Environmental Remedy and the Redevelopment

The Plan stresses the need to coordinate the remediation work ordered by CTDEP with the overall redevelopment of the neighborhood infrastructure.

Honor the Spirit of the Community

The Plan recommendations are a “conceived in Newhall”vision of a smarter, more sustainable community that can take pride in its development as a comprehensible “village” within the Town of Hamden.

Make the Neighborhood Complete

The Plan calls for a vibrant mix of uses for living, playing, and learning.

Newhall Neighborhood Revitalization Plan N6 Executive Summary

Integration with the Environmental Remedy

Integration of the neighborhood plan with the environmental remedy is essential. The goal is to leverage opportunities out of the remediation activities. The remediation should not be reduced to a costly, long-term construction project that replaces a large amount of dirt. Opportunities to leverage activities include:

• Construction of many new sidewalks and streetscapes throughout the neighborhood.

• Extension of current streets through the old middle school site to facilitate new community uses and bett er access to playing fi elds.

• Reduction or elimination of the fl ooding problem through the implementation of low impact development techniques.

• Creation of new parks, trails and parking in the neighborhood.

Communication between CTDEP, the Regional Water Authority and Olin, the

Town and the residents in implementing the environmental remedy and coordinating with the Neighborhood Revitalization Plan is critical.

Many revitalization actions contemplated in the Plan will require additional funds from government, non-profi t and private sources. This Plan proposes the creation of a Newhall Community Development Fund to be administered by the Hamden Economic Development Corporation. This Corporation, with funding dedicated specifi cally to activities in the neighborhood, will be the managing entity for the revitalization eff orts. The Corporation has a board that broadly represents the interests of the Town. However, in addition, we propose that the reuse project steering committ ee that has been in existence for two years be reconstituted to ensure appropriate neighborhood input. The committ ee should be given an important role in advising the Corporation on how resources of the Community Development Fund should be used.

Next Steps

The next steps of this process will integrate the environmental cleanup and revitalization plans. It is important that neighborhood improvements spelled out in the Plan occur as part of the remediation. In addition to reducing costs, neighborhood residents want construction to occur once, and as quickly as possible and then want to get on with their lives. The basic tasks include the following:

• Establish the Community Development Fund and raise additional funds for the project

• Work closely with CTDEP and the Town to provide fi nal plans and implement streetscape improvements and fl ood control measures.

• Conduct geotechnical borings, make fi nal determinations about the fate of houses damaged by sett ling, and establish new uses in areas where houses will be removed.

• P rovide support for community residents to ensure a safe and healthy project implementation through expert consultation and review of CTDEP/Olin cleanup implementation plans.

• N egotiate a Memorandum of Understanding between CTDEP, Olin Corporation and the Town of Hamden that states the coordination required between implementation of the environmental remedy and the Revitalization Plan.

Since the fi rst borings were tested in the year 2000 the residents of the Newhall neighborhood have not controlled their own lives. The uncertainty that accompanies such a discovery and the need to implement an environmental remedy has led to devalued properties and the prospect of major disruption in this neighborhood. The Team believes that this Plan will move the neighborhood from uncertainty and environmental degradation to a resilient environmental planning model for a residential

population. Residents, the Town and CTDEP all support revitalization eff orts that demonstrate public reinvestment in this neighborhood. Our task now is to secure the resources and identify the partners that will work with the residents to implement the Plan.

Newhall Neighborhood Revitalization Plan 7Implementation of the Neighborhood Revitalization Plan

O ver the next few years there will be a lot of activity in the Newhall neighborhood of Hamden related to implementation of the CTDEP environmental remedy. The Team has been retained by the Town and the state to work with the neighborhood on a revitalization plan, to ensure that we take advantage of this opportunity to create a revitalized neighborhood with new community assets.

Integration of the neighborhood plan with the environmental remedy will be essential to ensure that the remediation supports the plan goals and is not merely a costly, long-term construction project that removes a large amount of dirt. Therefore a Memorandum of Understanding (MOU) between CTDEP and the Town needs to be negotiated. The MOU will outline required communications between the parties that describes the coordination that must occur between implementation of the environmental remedy and the Revitalization Plan.

Phase 1 of our work looked at the old middle school and surrounding properties. The Team concluded, with input from the neighborhood, that the school should function as the center of the neighborhood with a variety of uses that will improve the quality of life.

Phase 2 looked beyond the school reuse into the neighborhood. This was the opportunity to recommend improvements and changes to private properties and

2. IMPLEMENTATION OF THE NEIGHBORHOOD REVITALIZATION PLAN

public spaces. This Plan outlines design principles, including a number of scenarios, to guide the town, neighborhood residents and other stakeholders in revitalization eff orts.

The most asked questions of the Team from neighbors are how will this revitalization plan be accomplished and where will funding come from to do what we jointly decide should be done? There are no easy answers to these questions. However, the Team has participated in similar eff orts across the state, and beyond. There are principles, strategies, processes and tools that if used eff ectively and appropriately will lead to a revitalized Newhall neighborhood.

The Team reviewed resources that could be tapped for parts of the revitalization plan. The Phase 1 report (available online) includes a number of recommendations for reuse of the Middle School buildings along with program and funding recommendations.

Existing programs that could assist the neighborhood are identifi ed in the online Appendix. Of critical importance is recognition that the Newhall neighborhood’s eight-year saga is unique in Connecticut, and deserves a unique response. No neighborhood in the state has experienced such widespread environmental contamination requiring such a broad-based remedy. At the same time, the previous neighborhood center,

the middle school, has been removed, a dis-investment in this part of town. Therefore, a revitalization eff ort for Newhall must be designed and funded taking into account such unique circumstances. Existing programs may be helpful but unique circumstances require unique responses.

Newhall Community Development Fund

The Team is proposing the creation of a Community Development Fund that will be used to fund and manage revitalization projects in the neighborhood. It will be managed by the existing Hamden Economic Development Corporation (the Corporation) whose board is broadly representative of the Town (for membership see the Appendix online). Additionly, we propose that the reuse project steering committ ee be reconstituted and given an important role in advising the Corporation on how resources should be used. Additions to the Steering Committ ee could include neighborhood representatives and state offi cials whose agencies will provide resources for the revitalization eff ort and other funding organizations.

In addition to the structure of the Fund, the question remains - what type of activities should be managed by the Fund?

The types of activities that the Corporation would undertake are:

1. Project Management for all revitalization activities in the neighborhood. The Corporation should hire an individual to be the full-time project manager to guide the operations of the project and ensure adequate input from the Steering Committ ee and the Board. The Project Manager should also ensure appropriate coordination with other agencies, corporations and individuals who are implementing the environmental remedy or the revitalization plan.

2. Negotiation of a Memorandum of Understanding (MOU) and regular communication with CTDEP, the Olin Corporation, and responsible parties on implementation of the environmental remedy. There is agreement between CTDEP, the Town and the Team that there will be regular formal communication while the remedy is implemented. This agreement needs to be formalized in the MOU. Issues have been raised as part of the revitalization plan that are not clearly addressed in the design of the remedy. For example, a property owner asked if existing underground storage tanks would be removed when the remedy is implemented. There currently is no clear answer to that question. We anticipate that issues will arise as CTDEP and the responsible parties enter into discussions with property owners throughout the neighborhood. Regular communication will reduce the possibility that the remedy is implemented in a manner inconsistent with revitalization goals of the neighborhood and the Town. The MOU will also ensure that

resources are used as effi ciently as possible and will reduce the potential for duplicative eff orts.

3. Management of state bond funds - $5 million has already been authorized for structural damage on private properties that will be managed through the state Department of Economic and Community Development. Meetings are ongoing with the state to arrange for release of these funds to the Corporation. We recommend that the funds be allocated to allow the fl exibility to meet some of the unanticipated issues that will be raised as the remedy is implemented. The authorization for use of these funds by the Corporation, are governed by procedure agreed upon by the state and the Town. The funds will be used to purchase and repair or demolish houses with structural issues.

4. Management of a fund to purchase residential properties pending the implementation of the CTDEP remedy. The Plan anticipates that more than the initial $5 million will be required for home repairs or purchase. Some homes that have not exhibited structural damage to date, but nonetheless are built on unstable deep fi ll, should probably be removed. Some residents have expressed interest in having their homes purchased by the state or some other organization. Some homes have been sold in the neighborhood since the initial environmental contamination was identifi ed in 2000. In the absence of

Newhall Neighborhood Revitalization Plan N8 Implementation of the Neighborhood Revitalization Plan

structural damage, under this program, the Corporation, through the Newhall Community Development Fund, will be authorized to purchase residences in the neighborhood. The purchase price would be determined though a process of appraisals, recognizing that sales prices in this neighborhood may have declined because of the environmental contamination. By comparing prices in Newhall to prices of similar houses in other similar parts of town, the development corporation could arrive at an appropriate purchase price. If this authority is used, we anticipate it would be for homeowners who want to sell prior to the environmental remedy being implemented. Once the remedy is implemented, the Team experience in other areas of the state and coutry indicates that any market devaluation is eliminated. This program should be used to reimburse those who have lost value in their homes because of the contamination. Buyers who may have purchased homes at below market prices because of the environmental contamination would not qualify. This program will provide value to homeowners who wish to sell and provide fl exibility to implement parts of the Plan that call for new green space in some areas where deeper fi ll exists.

5. Management of RFPs for new development projects within the neighborhood. The Neighborhood Revitalization Plan provides multiple

opportunities for private investment and development in the neighborhood. Some of the revitalization scenarios call for building new residences on property that is currently publicly owned. One of the Team’s operating principles is that new housing should be built to accommodate anyone that might be dislocated because of structural issues before any housing is demolished in the neighborhood. We anticipate that the Town will issue RFPs seeking preferred developers for diff erent aspects of the Neighborhood Revitalization Plan.

6. Management of and funding for streetscape improvements, linear trails and other neighborhood amenities. The Team has recommended a number of upgrades to public facilities and amenities in the neighborhood. Upgrades to sidewalks, curbs and road surfaces will take coordination between CTDEP and the Olin Corporation. Funding for these upgrades will have to be identifi ed separately from funding for the remedy, and joint projects using multiple sources of funds are likely. The also calls for two linear pedestrian connections from the neighborhood to the Farmington Canal Greenway.

7. Management of the $2 million fund established to off set costs of future projects on residential properties is identifi ed in this report will be identifi ed as implementation of the Plan proceeds.

Newhall Neighborhood Revitalization Plan 9Implementation of the Neighborhood Revitalization Plan

Funding and Sources

The comprehensive vision of this Plan will need to tap multiple sources of public and private dollars. While Olin, the Town, the Regional Water Authority and the state will bear the cost of environmental remediation, considerable additional funding will be required to achieve many of the proposals being recommended.

Implementation of the recommendations of this Plan will be dependent on the ability to bring together public and private dollars at suffi cient levels. Some activities must be prioritized and completed even if resources are insuffi cient to fund all the recommendations. At the very least the Town should maintain the existing public buildings and playing fi elds in the neighborhood. These public investments will act as an incentive to bring private development dollars into the neighborhood.

The primary objective is to obtain funding for the Newhall Community Development

Proposed Levels of Funding

Project manager and staffing (appraiser, engineer traffic study, architectural and engineering consultants) $2,000,000

Improvements to the former Elimentary and Middle School Buildings $15,000,000

Home purchase and improvement fund (in addition to the existing $5 million fund) $8,000,000

Public park with community gardens $1,000,000

Upgraded sidewalks and trails $1,000,000

Fund. An important contributor to that fund should be the State of Connecticut. The Team is working with the neighborhood and the town to craft a request for state funding that will be presented to Hamden’s state legislative delegation. Many existing government programs could be tapped for funds to be used in this neighborhood. However, most programs are very competitive and under funded. Considering the unique nature of the issues facing this neighborhood since the year 2000, unique funding streams dedicated to the Newhall neighborhood should be proposed.

Based on the scope of activities included in this Plan, the Team recommends levels of funding be provided to the Hamden Economic Development Corporation as indicated in the following table. These estimates do not include possible additional costs for streets, sewers, parking, and sidewalks at the former middle school and elementry school sites or public incentives for future development projects.

Newhall Neighborhood Revitalization Plan N10 The Revitalization Plan Area — Current Conditions

3. THE REVITALIZATION PLAN AREA

T he Newhall neighborhood is an urban residential community of approximately 300 homes, some industrial buildings, four churches, and two buildings that previous were public schools. It is located in southern Hamden, east of Dixwell Avenue. Encompassing approximately 110 acres of land, Newhall is a low/moderate-income, largely minority neighborhood that has existed in various forms for over 70 years. The neighborhood was initially created to house workers at nearby New Haven’s booming industrial factories, and was, like many other nearby neighborhoods, identifi ed by its public schools.

Plan Documentation

The Team worked with residents to develop diff erent revitalization scenarios for the overall neighborhood and specifi c sites. We have also documented current conditions including all street trees, drainage and fl ooding issues, and conditions of sidewalks, roadways and buildings. Our database, incorporated into a GIS application of conditions and issues, will be a permanent resource for the town and the neighborhood as revitalization activities progress. All information developed as part of this eff ort is available at www.newhallinfo.org/reuse, and a more in-depth discussion of our working process is included in the Appendix online.

CURRENT CONDITIONS

Existing Conditions

Newhall Neighborhood Revitalization Plan 11 The Revitalization Plan Area — Current Conditions

Aerial Photo from 1934

Aerial Photo from 1965 Aerial Photo from 2007

Newhall Neighborhood Revitalization Plan N12 The Revitalization Plan Area — Current Conditions

Beginning in the early 1900s, when concern grew over mosquito-born illnesses, various parties began fi lling in the wetland areas of the neighborhood. From approximately 1917 up until the mid-1940s various parts of the Newhall neighborhood were fi lled with waste and construction debris from factories in New Haven and other sources. Aft er the construction of the Hamden Middle School on one of the dumping areas in the 1950s, the neighborhood experienced a rapid increase in residential development around the school, much of which was on former dumping areas.

In 2000, as part of preliminary expansion work at the middle school, investigations revealed the area’s long history of dumping of construction and industrial waste. This revelation caught many residents of the neighborhood, who had bought their homes in the 1950s and 1960s, by surprise, and launched an environmental investigation on the middle school property and in the Newhall neighborhood.

The Regional Water Authority will be responsible for the remediation of the ball fi elds adjacent to the former middle school.

The Town of Hamden will be responsible for remediation of Rochford Park and for property immediately surrounding the middle and elementary schools.

Environmental Map 1

On Environmental Map 1, properties identifi ed for remediation are color-coded to distinguish between properties where remediation will likely remove the majority of the waste fi ll and properties where waste fi ll is likely to remain at depth indicate the depth of waste fi ll on properties identifi ed for remediation.

Magenta indicates properties where the depth of waste fi ll is less than or equal to four feet and remediation will likely remove all the contaminated fi ll. Green indicates properties where the depth of waste fi ll is greater than four feet. Fill at depths greater than four feet will remain aft er completion of remediation. Beige indicates properties where the further assessment is needed to determine the limits

of the waste fi ll and whether remediation will need to be conducted. No color indicates sites where waste fi ll was not identifi ed or where CTDEP was not able to get access to sample. Fill contour lines are also provided to show the edge of the fi ll area in black, the extent of fi ll at four feet in yellow, at 10 feet in rose, at 15 feet in blue, and at 20 feet in shown in green.

ENVIRONMENTAL HISTORY

ENVIRONMENTAL REMEDY IMPACT

CTDEP released its fi nal plan on October 4, 2007 for the cleanup of Hamden’s Newhall Neighborhood. It addresses conditions on both public and private properties and responds to comments on its previously proposed draft plan by off ering alternatives to two key provisions of that proposal. CTDEP has assessed the responsibility for remediation as follows:

The Olin Corporation will be responsible for the remediation of all residential properties.

REGULATORY RESTRICTIONS

CTDEP had considered the creation of ELURS (Environmental Land Use Restrictions) which would be placed on the deeds of properties with more than four feet of contaminated soil. They have reconsidered this, and with the cooperation of the Town, will instead create a design district for the entire consent area, and a $2 million fund to off set the costs of any deeper excavations on those properties which still have contaminants below the four-foot depth (e.g. for swimming pools, additions, etc.)

The CTDEP plan calls for the following:

Remediation in the Neighborhood

On Private Property, waste fi ll up to a depth of four feet will be removed and, then replaced the fi ll with clean soil material. Trees and lawns, landscaping, sidewalks and driveways, damaged underground utilities, and possibly garages disturbed during the waste fi ll removal will be restored. Where the fi ll is greater than four-feet deep, the excavation will be protected with a membrane will be placed in the bott om of the excavation to mark the presence of waste fi ll prior to being , then refi lled as above. See Environmental Map 1.

Newhall Neighborhood Revitalization Plan 13 The Revitalization Plan Area — Current Conditions

Remediation in the Public Spaces

On the middle school and community center properties, remediation will include a cap at a depth of approximately 18 inches, with clean fi ll and landscaping above. Where trees are to be planted or foundations constructed (e.g. at baseball backstops or dugouts), the cap will be appropriately deeper. Groundwater remediation and some excavation of PCBs will also occur. This approach will severely limit the ability to build on these properties site or create the Garden District Park envisioned for the grounds unless the restoration is carried out in conjunction with the remedy.

At Rochford and Mill Parks, remediation will occur using the same techniques as will be employed at the ball fi elds middle school and community center properties. While Mill Park is likely to remain the same use, we have contemplated Low Imapct Development (LID) techniques to limit run-off , enhanced natural habitat area, and reduce pressure on the piped system. One option in this plan is that Rochford Park and the remainder of the block would be replaced with new multi-family housing. Additional work will have to be completed to determine the exact remedy if the use is changed. However, placing multi-family housing here will provide the opportunity to address the geotechnical problems as part of the design and construction.

Structural Damage in the Neighborhood

CTDEP and the Town have identifi ed a number of houses with structural damage likely caused by unconsolidated fi ll located underneath the house. While $5 million dollars has been allocated to address the structural damage, no geotechnical borings were completed in order to determine conclusively that the structural damage was caused by the unconsolidated fi ll. In Phase III, borings will be completed at all homes previously identifi ed as having structural damage and at homes constructed on approximately 10 feet of fi ll or greater. Residents are concerned that if damaged houses are simply repaired or even houses that are not damaged are left and damage occurs later due to sett ling of the fi ll, there will be no entity to pay for the damage except the homeowner. Additional research, discussion and negotiations will occur in Phase III. All fi nal recommendations must be made by a qualifi ed geotechnical engineer in consultation with structural engineers and architects. No fi nal recommendations are being made in this report. See Environmental Map 2.

Environmental Map 2

On Environmental Map 2, areas where fi ll is 10 feet or greater in depth and properties where structural damage has been identifi ed are shown. Identifying the areas

where the depth of the fi ll is greater than or equal to 10 feet as provided by CTDEP are shown in lilac and the properties where structural damage was identifi ed are shown as blue lines.

Newhall Neighborhood Revitalization Plan N14 The Revitalization Plan Area — Current Conditions

Environmental Planning Analysis

On Environmental Map 3, the orange color represents areas where it is anticipated that houses might be removed and new uses developed such as parks that can be built where structural supports may be used. (Properties where remediation will likely remove the majority of the waste fi ll are shown in magenta, properties where waste fi ll is likely to remain at a depthof over four feet are shown in green, and properties where further investigation is required is shown in tan. Areas where the depth of the fi ll is greater than 10 feet is shown in lilac, and properties where structural damage was identifi ed are shown with hatched lines.)

Overall Project Impact

Total acreage for the Newhall Street neighborhood outlined in the October 2007 remedy selection plan is approximately 97 acres. The Middle School, Community Center, Rochford Park, and Mill Park properties encompass approximately 31 acres and roads add an additional 16 acres. The proposed neighborhood remediation plan will involve remediation on private properties (excluding the middle school, community center, Rochford Park, and Mill Park properties) encompassing approximately 40.5 acres.

The impact of the plan is the following:

• Properties encompassing approximately 3.5 acres are identifi ed as needing further assessment (beige areas on Environmental Map 1).

• Properties encompassing approximately 14 acres are identifi ed as needing remedial action where fi ll is less than or equal to four feet (magenta areas on Environmental Map 1).

• Properties encompassing approximately 23 acres are identifi ed as needing remedial action where fi ll is greater than four feet where uses are intended to remain (green areas on Environmental Map 1).

• Of the approximate 40.5 acres in the remediation area, approximately eight acres of private properties and approximately 3.5 acres associated with Mill Rock Park are contemplated for a change of use (orange areas on Environmental Map 3).

• Properties encompassing approximately 20.5 acres either have no waste fi ll identifi ed (i.e. 7.5 acres) or the use will be changed such that people will not be living on the impacted fi ll (i.e., 13 acres). $2 million dollars will be available to those living in areas where the waste fi ll is greater than four feet (the green areas on Environmental Map 1) and potentially areas requiring additional investigation for construction projects where soil below four feet will need to be excavated. The funds are to be used only for the sampling, handling, and removal of impacted fi ll.

Morse

Goodrich

Mill Rock

Marlboro

Win

ches

ter

Bryden

Shel

ton

St M

ary

Butle

r

Edw

ards

She

ffiel

d

Wad

swor

th

New

hall

Shep

ard

Augur

Hom

elan

ds

Pros

pect

Newbury

Alling

Rem

ingt

on

Harris

Dudley

Goo

dyea

r

Mill Rock

New

hall

New

hall

Augur

New

hall

New

hall

Rem

ington

ewhall

Harris

Inspected - Structural Damage

Fill >= 10 Feet

Redevelopment

Remedial Action

Further Assessment Needed

Fill <= 4 feet

Fill > 4 feet

Environmental PlanningMap 3

January 30, 2008

Colored parcels indentified in the Remedy Selection Plan

dated October 2007

Environmental Map 3

Newhall Neighborhood Revitalization Plan 15 The Revitalization Plan Area — Current Conditions

While the remedy is intended to be protective of human health and the environment and return the neighborhood to its current state of development, improvements to the neighborhood can only be achieved through integration of the remedy plan and the neighborhood revitalization plan. Some improvements can be achieved simply through smart planning such as:

• Some streetscape improvements• Some fl ooding control improvement• Some landscape improvements

This will require the fi nal designs to be completed prior to remedy implementation and construction to occur during the remediation.

Other improvements will also need to be conducted during the remedy but will require other funds to complete. This may include:

• Additional streetscape and fl ood control improvements

• Creation of new uses such as parks or mutli-family housing

• Any changes to the middle and elementary schools

It is important that representatives of the planning team work on behalf of the Town and neighborhood residents, and in conjunction with CTDEP and the responsible parties through the fi nal design and construction process in order to ensure the best results for the neighborhood.

As a part of the planning analysis of the remedy, the planning team contracted with David Gute, PhD., an epidemiologist and professor at Tuft s University who specializes in environmental health issues associated with communities. Dr. Gute reviewed the remedy plan, met with CTDEP and the state Department of Health, and with community residents, and provided input into the following recommendations that need to be integrated into the implementation of the remedy and revitalization.

Recognizing that the planned remediation will be complicated and lengthy, the following are a partial list of recommendations:

• Because the remedy will occur over several years and new residents will likely be moving into the neighborhood, a video should be developed that will explain the overall approach, identify issues the community should be concerned with and discuss the integration with the revitalization.

• An ongoing and transparent communication process should be maintained with the residents including health professionals that can answer questions and review issues as they arise. This may include an objective outside group with expertise such as Dr. Gute.

• Sources of exposure such as dust, run-off , hazardous materials in houses

to be demolished and the routes and idle times of diesel-powered vehicles should be identifi ed and communicated to residents to bring them into the risk management process. In addition to precautions contractors may take, residents are aware of potential risks and can take appropriate precautions when needed to ensure their children are protected and other measures they can accomplish are carried out as well.

• Sensitive populations - older people, children with asthma, disabled persons - should be considered in all plans for health and safety as well as relocation.

• Seasonality should be taken into account. Dust is more of a problem in summer, mud and run-off in spring and fall. Special precautions should be made to avoid exacerbation of health and safety problems during these periods.

Because signifi cant disruption of the community residents’ lives is likely to occur, ongoing communication between CTDEP, parties implementing the remediation, planning consultants and the Town should occur. Residents should have a clear path of communication including where to lodge a grievance should their concern not be addressed. By working together, the neighborhood and its residents can achieve a bett er place to live and work.

INTEGRATION OF THE ENVIRONMENTAL REMEDY WITH THE REVITALIZATION PLAN

HEALTH AND SAFETY

Newhall Neighborhood Revitalization Plan N16 The Revitalization Plan Area — Current Conditions

MAP 1 - Former Neighborhood Pattern.Neighborhoods Defined by Public Schools.

MAP 2 - Current Situation.The neighborhood is in close proximity to Colleges and Universities.

MAP 3 - Connection to Farmington Canal Greenway.

The neighborhood is close to several expanding educational institutions, including Albertus Magnus College, Southern Connecticut State University, and Quinnipiac University. Its proximity to Dixwell Avenue provides easy access to surrounding shopping centers and to downtown Hamden and New Haven. Plans for the expansion of the Farmington Canal Greenway linear park will make strong connections via a public amenity, linking the neighborhood south to New Haven and north to Cheshire.

SITE AND SURROUNDING AREA

Newhall Neighborhood Revitalization Plan 17 The Revitalization Plan Area — Current Conditions

Uses Appraisal Value

Zoning Effective Appraisal Value

GIS Maps and Data Gathering

A large GIS data base was formed in the course of the site analysis (avalable at www.newhallinfo.org/reuse). Maps to the right show existing zoning, existing use, the appraisal value of existing properties and the eff ective appraisal value of existing properties. The eff ective appraisal factors in the size of the lot and shows that the relative values of property, evident by the darker color values, increases as one moves towards the eastern half of the site.