BRIDGEPORT'S LOWER WEST END COASTAL RESILIENCY
PLANNING STUDY
Neighborhood Meeting
January 9, 2018
AGENDA
▪ Welcome
▪ Existing Conditions Assessment
▪ Group Exercises
▪ Report Back from Activities
▪ Wrap-up and Next Steps
Anticipated Outcomes
▪ Identify key areas for further strategy development
EXISTING PARCEL INFORMATION
▪ Most of study area in the Light Industrial (I-L) or Heavy Industrial (I-H) zone
▪ Mixed-Use district north of I-95
▪ High density residential districts in the eastern and western edges of the study area
EXISTING ZONING
GENERALIZED EXISTING LAND USELand Area (Acres)
Generalized Land Use Parcels Total % of Total
Residential 13 42.4 15.4%
Residential - High Density 12 21.3 7.7%
Residential – Med.Density 1 21.1 7.6%
Commercial 24 33.6 12.2%
Commercial 22 18.3 6.6%
Marina 2 15.3 5.5%
Industrial 75 151.1 54.7%
Heavy Industrial 35 99.3 35.9%
Light Industrial 40 51.8 18.7%
Institutional 6 10.2 3.7%
Institutional 6 10.2 3.7%
Parks and Open Space 3 5.0 1.8%
Parks and Open Space 3 5.0 1.8%
Other 21 34.0 12.3%
Utility 4 25.2 9.1%
Vacant 16 8.9 3.2%
Total 141 276.4 100.0%
Residential,
15.4%
Commercial,
12.2%
Industrial, 53.3%
Institutional,
3.7%
Parks and Open
Space, 1.8%
Other, 13.7%
Existing Land Use
PROPERTY VALUEReal Property: $600,951,744
Personal Property: $13,750,800
Total: $614,702,544
The Study Area Comprises 5.2% of Bridgeport’s Total Grand List and 1.5% of the Total Tax Base *
Nearly 80% of study area property value is tax exempt or subject to PILOT, including the largest assets:
WPCA =$160M (exempt)
Wheelabrator =$256M (subject to payment in-lieu of taxes)
* Tax base calculation excludes payments in-
lieu of taxes (PILOT).
DRAFT
TAX GENERATIONReal Property: $4,457,997
Personal Property: $523,342
Total Taxes: $4,981,338
If tax-exempt and PILOT properties paid property taxes in full, the study area would produce an additional $18.4 million in revenue annually
Real Property Taxes,
$4,457,997
Personal
Property
Taxes,
$523,342
Tax
Exempt/PILOT,
$18,413,626
Study Area Tax Revenue
BUSINESS INVENTORY
Business Name Reference Number
ABC Supply Co. Inc. 1
Blue Sky Bar Ice Cream 2
Bridgeport Biodiesel 3
Captain's Cove Seaport 4
Cedar Marina Inc 6
Devar Inc. 7
Enviro Express Inc 8
Gesswein 9
Hi-Ho Petroleum 10
Hines Bros International 11
Markal 12
Merrit Contractors Inc 13
O&G Asphalt Plant 14
O&G Earth Products Showcase 15
O&G Stone Splitter Yard 16
P.C. Richard & Son 17
Park City Green 18
Row America 19
Safety Marking Inc 20
Santa Energy Corporation 21
U-Haul 22
Wagner Pools 23
Waters Construction Co. 24
West End Lumber Co 25
Wheelabrator 26
Source: Census’ OnTheMap service, 2015 is the most current data available
WORK AREA PROFILE REPORT
▪ 2,218 jobs in the study area as of 2015
▪ The study area contains 5.1% of the city’s total jobs and 29.4% of the city’s manufacturing jobs
▪ Jobs are generally high wage, with over three-quarters paying over $40,000 per year
1
7
10
26
28
50
55
89
96
115
119
159
288
1,175
0 200 400 600 800 1,000 1,200 1,400
Professional, Scientific, and Technical Services
Other Services (excluding Public Administration)
Finance and Insurance
Arts, Entertainment, and Recreation
Accommodation and Food Services
Transportation and Warehousing
Management of Companies and Enterprises
Real Estate and Rental and Leasing
Construction
Wholesale Trade
Health Care and Social Assistance
Administration & Support, Waste Management…
Retail Trade
Manufacturing
Study Area Jobs, by Sector
WHICH CONDITIONS SHOULD WE CONSIDER?
EXISTING WATER LEVEL ELEVATIONS
Type of
Elevation
Value at
NOAA Gauge
NAVD88
(feet)
Coastal Jurisdiction Line (CJL) -- 5.00
Mean Higher High Water (MHHW) 9.30 3.48
Mean High Water (MHW) 8.97 3.15
Mean Tide Level (MTL) 5.59 -0.23
Mean Sea Level (MSL) 5.60 -0.22
Mean Diurnal Tide Level (DTL) 5.64 -0.18
Mean Low Water (MLL) 2.22 -3.60
Mean Lower Low Water (MLLW) 1.98 -3.84
Maximum
Hurricane Sandy, 10/30/12
15.02 9.20
Highest Astronomical Tide (HAT)
10/16/93
10.80 4.98
March 2018 Storm -- 6.43
Current tidal
range
FUTURE WATER LEVEL ELEVATIONS
Type of
Elevation
Current
(NAVD88;
feet)
SLR Projection
of 50 cm
enumerated in
State Statute
(feet)
2050
Projection
(NAVD88;
feet)
Coastal Jurisdiction Line (CJL) 5.00 +1.64 6.64*
Mean Higher High Water (MHHW) 3.48 +1.64 5.12
Mean High Water (MHW) 3.15 +1.64 4.79
Mean Tide Level (MTL) -0.23 +1.64 1.41
Mean Low Water (MLL) -3.60 +1.64 -1.96
Mean Lower Low Water (MLLW) -3.84 +1.64 -2.20
Highest Astronomical Tide (HAT)
10/16/93
4.98 +1.64 6.62
March 2018 Storm 6.43 +1.64 8.07
*CJL would need to be changed by DEEP
Future tidal
range
A graphical representation of current notable water levels, and how those water levels may shift according to the 2050 sea level rise projection of +1.64 feet
CURRENT AND FUTURE WATER LEVELS
NOAA Sea Level Rise Map Viewer*
* Note sea level rise for the Wheelabrator property may be based on outdated elevation model
FLOODING AND INUNDATION
* Note sea level rise for the Wheelabrator property may be based on outdated elevation model
▪ Daily flooding of the “cool color” contours will occur in the near term and worsen by 2050
FLOODING AND INUNDATION
Elevations Susceptible to Future
High Tide Flooding or Inundation
▪ Stormwater backups can cause localized flooding in inland areas - parcels that are not directly abutting Cedar Creek also pose some flood or inundation risk
Roads and parcels near Johnsons Creek in the east end during an incoming tide in 2018
FLOODING AND INUNDATION
▪ Parcels with over 25% risk of daily high tide flooding by 2050
FLOODING AND INUNDATION
▪ A number of parcels are minimally vulnerable to an inundation level of 6 ft
▪ This level of vulnerability is associated with a certain level of potential risk to tax revenue and appraised property value
Potential Tax Revenue at Risk
FLOODING AND INUNDATION
▪ A larger number of parcels are vulnerable to an inundation level of 8 ft
▪ This increase in vulnerability results in an increased potential risk under future sea levels
Potential Tax Revenue at Risk
FLOODING AND INUNDATION
WHAT DO EXISTING BRIDGEPORT PLANS TELL US?
▪ The MDP, NRZ, Eco Park and Current Planning Areas Overlap
OTHER PLANNING AND ECONOMIC DEVELOPMENT INITIATIVES
WEST END MDPADOPTED 1994 (AMENDED TO 2001)
Main Plan Recommendations
• Stabilize and enhance short term business conditions
• Provide land and building resources for reinvestment
• Completely redevelop the “Core District”
MDP zoning regulations supersede city regulations, unless they are more restrictive
www.rwjf.org
WEST SIDE/WEST END NRZADOPTED DECEMBER 9, 2007
▪ The plan identifies high priority properties and premier properties
▪ Streamlining and simplifying zoning in commercial corridors and residential neighborhoods would result in a clearer separation of residential neighborhoods from commercial and industrial areas and corridors
▪ Look into the Cherry St and Railroad Ave loft apartments as an attempt to appeal to young working commuters
▪ Sikorsky Aircraft is a top employer
▪ High Mill Rates, PPTs, and Utilities costs are driving small business away
Priority
properties
Premier
properties
▪ The NRZ Commercial Corridor falls in the Planning Area
WEST SIDE/WEST END NRZ
HARBOR MANAGEMENT PLANADOPTED JANUARY 29, 2006
▪ Implement waterfront property land uses based on deep-water accessibility and natural resources
▪ Provide guidance for new businesses in the area
▪ Future water-dependent industrial redevelopment is preferred to take place in the Northern Portion of Cedar Creek
▪ Sunken barges in Burr Creek and Black Rock Harbor pose as major obstructions to navigation
▪ Parts of Cedar Creek could require maintenance dredging for existing marine structures
▪ Only 2 sewage treatment plants exist (East Side and West Side): Some residents have described noticing “raw sewage” floating in Cedar Creek implying that storm runoff may cause bypassing of the West Side treatment plant
▪ Sewer separation in the downtown area is underway but 4 CSOs currently still exist within the study area
DRAFT
SEWER AND STORMWATER
INFRASTRUCTURE
SEWER AND STORMWATER
INFRASTRUCTURE
▪ The CSO Long Term Control Plan is a combination of solutions that will prevent overflow for the 1 year, 24 hour design storm
▪ Trends are shifting the market toward mixed-used development
▪ POCD suggests a shift toward alternate waterfront uses, but identify industrial sites appropriate for continued use
▪ Emphasis on incorporating cultural activity and entertainment
▪ Strategies for economic growth:
▪ Encourage mixed-use development
▪ Support environmentally sound deep-water port uses
▪ Improve public waterfront access
▪ Pursue sectors expected to grow throughout the region
▪ Invest in infrastructure
▪ Reclaim contaminated sites
BRIDGEPORT MASTER POCDADOPTED MARCH 2008
BRIDGEPORT MASTER POCDADOPTED MARCH 2008
Future West side/West End:
▪ Largest industrial use area
▪ Institutional parcels
▪ High to medium density residential
▪ Two greenways
▪ Mixed use throughout the neighborhood
POCD is currently going through an update process and this area plan will be incorporated into the new Plan
MUNICIPAL COASTAL PROGRAM (MCP)ADOPTED MARCH 2008, AS PART OF THE MASTER POCD
MCP Goals:
▪ Maintain diversity of water-dependent facilities
▪ Give high priority to water-dependent facilities and uses
▪ Create long-term opportunities for public waterfront use and access
▪ Promote safe access and interconnection of waterfront facilities
The MCP recognizes that flooding and erosion will continue, therefore development should
consider this
The project is ongoing and green businesses have taken residency in the neighborhood
Eco-Tech Park Goals:
• Increase energy efficiency
• Recycle and reuse
• Improve water resource management
• Create green jobs
ECO-TECHNOLOGY PARKADOPTED NOVEMBER 2014
REGIONAL FRAMEWORK FOR COASTAL RESILIENCECOMPLETED 2016 / PUBLISHED 2017
Individual resilience projects were mapped and described across ten municipalities
▪ Gray/traditional
▪ Gray/green infrastructure
▪ Green infrastructure
▪ In Bridgeport, this included our interpretation of the Rebuilt by Design concept
▪ Most are either have no timeframe for implementation, or are not anticipated to gain traction and be implemented
▪ Projects mapped in the Regional Framework for Coastal Resilience
REGIONAL FRAMEWORK FOR COASTAL
RESILIENCE
WATERFRONT BRIDGEPORT PLANADOPTED JANUARY 2017
Waterfront Plan Goals:
▪ Increase public access
▪ Create jobs & economic prosperity
▪ Repurpose vacant/abandoned properties
▪ Encourage water based recreation & activity
▪ Boost climate change resiliency
Creating a Waterfront Overlay Zone (WOZ) would promote specific development projects
The WBP aims to integrate resiliency into all redevelopment along the waterfront – not just intermittently
The recently proposed waterfront overlay zone
amendment includes 3 zones: O-WF2 is the only
zone found in the current study area
WATERFRONT BRIDGEPORT PLANADOPTED JANUARY 2017
→ Skate park
→ Urban adventure park
→ Corn maze orcommunity garden
→ Fall or holiday themed pop-up markets
Sikorsky Plant
Captain’s Cove
West End/West Side Recommendations
REGIONAL PLAN ASSOCIATION: FOURTH REGIONAL PLANADOPTED NOVEMBER 2017
Adapt to a changing coastline:
▪ Protect physically and socially vulnerable communities
▪ Migrate away from areas that cannot be protected
Bring nature into the community:
▪ Restore the region’s harbors and estuaries
Future Bridgeport could be “a green and healthy city on the Northeast Corridor”
WHAT CAN WE LEARN FROM OTHER RESILIENT COMMUNITIES?
EAST BOSTON AND CHARLESTOWN, MA
COASTAL RESILIENCE SOLUTIONS FOR EAST BOSTON & CHARLESTOWN
ADOPTED OCTOBER 2017
Proposed developmental strategies
▪ Elevating waterfront parks, plazas and pathways
▪ Create nature-based features
▪ Elevating roadways
▪ Increase resilient mixed-use
▪ Improving relevant maritime industry
▪ Supporting local businesses in newly designed resilient neighborhoods
RED HOOK, BROOKLYN, NYNY RISING COMMUNITY RECONSTRUCTION
PROGRAM (NYRCR)
ADOPTED MARCH 2014
Adapt to a changing coastline:
▪ Protect physically and socially vulnerable communities
▪ Migrate away from areas that cannot be protected
Bring nature into the community:
▪ Restore the region’s harbors and estuaries
Master Projects• Red Hook local Emergency Preparedness Plan
• Red Hook houses Resiliency Improvements
• Red Hook Drainage Study
• Van Brunt Street Pumping Station Repairs
• Red Hook Integrated Flood Protection System
NORFOLK, VIRGINIAPLANORFOLK2030
ADOPTED MARCH 26, 2013
Action items
▪ Continue to support “working waterfront”
▪ Ensure development abides by flood protection regulations
▪ Building codes should provide protection against hazards
▪ Incorporate green infrastructure into designs
▪ Develop “no discharge zones”, and encourage “clean” marinas
▪ Improve the city’s rating in the NFIP
▪ Determine strategies to mitigate flooding
▪ Develop communication system to warn vulnerable property owners
WEST HAVEN, CTWEST HAVEN COASTAL RESILIENCE PLAN AND NEIGHBORHOOD FOCUS PLAN
FINAL DRAFT 2016
Posed the Questions:
▪ What would the beachfront neighborhood look like with flood protection?
▪ What could be accomplished to make the area more resilient if flood protection was not possible?
▪ About 12 different building types were selected as prototypes to investigate how to make them more resilient
4 Main Resilience Components
▪ Resist: utilizing hard and soft infrastructure
▪ Delay: Policy and guidelines to slow runoff
▪ Store: Green & grey infrastructure (green roofs and bioretention) that slow and capture runoff
▪ Discharge: upgrading existing stormwater/sewer
NEW JERSEY – REBUILD BY DESIGNHOBOKEN, WEEHAWKEN, JERSEY CITY
MIAMI-DADE COUNTY
▪ Raising awareness by involving citizens in King Tide monitoring
▪ Elevating roads & installing pump stations
▪ Strategic planning
▪ Protecting open space
http://www.miamidade.gov/green/climate-change.asp
EPA PLANNING FRAMEWORK FOR A CLIMATE-RESILIENT ECONOMY
North Kingston, RI was the pilot area for the framework
• The Town assembled a team of local board members, town staff, and other stakeholders to examine economy & character
• Used basic and advance mapping to assess future hazard impacts
• Economic resilience options included:• Creating clear climate change messages
• Assist businesses with developing business continuity plans
• Municipality networking
• Strengthening utilities
• Incorporating hazards into town’s comprehensive plan
DARLINGTON, WISCONSINEPA PLANNING FRAMEWORK CASE STUDY
▪ Stakeholders chose to floodproof historic resources▪ Basements were filled
▪ Windows were sealed
▪ Utilities were elevated above BFE
▪ Aluminum shields were installed at doors
▪ Hazardous material businesses were relocated and give priority for space in a new business park
Considered historic preservation, economic revitalization & increased green space
when addressing flooding issues
INITIAL TAKEAWAYS
INITIAL TAKEAWAYS
The City and neighborhood have provided direction for the Planning Area
▪ Water-dependent uses and public access along Cedar Creek
▪ Mix of uses on parcels that do not abut Cedar Creek
▪ Green and sustainable businesses and business products
▪ Streetscaping and other aesthetic recommendations should be followed or re-cast
Next Steps: Explore regulatory changes, infrastructure improvements, and property-specific strategies to improve resiliency
▪ Large-scale, expensive flood protection (hurricane barriers, walls) unlikely to be built in the near future
▪ Focus will be on identifying lower-cost infrastructure improvements that can improve resiliency and reduce flood and inundation risk
▪ Identify strategies and tools for individual property owners to make their properties more resilient
▪ Explore land use policies that favor the long term evolution of the neighborhood to resilient occupants
BREAK-OUT ACTIVITIES - IT’S YOUR TURN!
FUTURE LAND USE
Future predictions reveal that some areas may become flooded. To
minimize impact, the area should transition to resilient uses.
Place a sticker indicating which uses you think may or may not for the West End.
Have other ideas? Put them on a post-it and let us know!
INFRASTRUCTURE
There are a variety of infrastructure projects and improvements that can be
made to increase resiliency.
If you are a…
Full-time resident use yellow stickers
Business owner use green stickers
Stakeholder use blue stickers
To let us know which projects you would like to see implemented in the area
Other ideas? Use a post-it to let us know!
IDEAS FOR INDIVIDUAL PROPERTY TYPES
Future predictions reveal that some areas may become flooded. To
minimize impact, the area should transition to resilient uses.
Place a sticker indicating which uses you think may or may not for the West End.
Have other ideas? Put them on a post-it and let us know!