Neighborhood
The neighborhood of Fort Trumbull was demolished as part of plan for the economic development of New London. The plan was appealed in a case that reached the US Supreme Court, Kelo v. City of New London.However the site IS being redeveloped under a Municipal Development Plan or MDP.
The Fort Trumbull Municipal Development Plan (MDP), approved in 2000, is one of the largest redevelopment projects in the history of the City of New London. The MDP area encompasses approximately 35 acres of development project sites that range from one to seven acres in size, within a total project area of more than 80 acres. The Fort Trumbull District / MDP area is approximately one mile from New London’s Historic Downtown Waterfront District.
There were two catalysts for the Fort Trumbull Project: - 1996 U.S. Navy’s closure announcement for the 32-acre Naval Undersea Warfare Center (NUWC) at Fort Trumbull - 1997 Announcement by Pfizer Inc. that they would be developing their Global Research and Development Headquarters on an abandoned 24-acre mill site adjacent to and immediately south of the Fort Trumbull area
The Municipal Development Plan Project Goals are to: - Create a world class development, setting the standard in New London - Create jobs, tax revenue and spin-off economic activity for the City - Maximize public access to the water, and - Develop a project which will help build momentum for the revitalization of downtown New London.
During 2010 and 2011, the Yale Urban Design Workshop (YUDW), led by Professor Alan Plattus and City Councilor Adam Sprecace, completed an intensive review of the planning and prospective development proposed for the Fort Trumbull area. This document is available for review, and the YUDW recommendations are being implemented with the Fort Trumbull Municipal Development Plan.
The Fort Trumbull MDP called for acquisition of property, demolition of buildings, environmental remediation, and installation of new streets and infrastructure in the MDP area. The MDP area includes Fort Trumbull State Park, a new state park on a 16-acre site which was developed concurrently by the State of Connecticut Department of Environmental Protection. The MDP area also includes the regional Waste Water Treatment Facility (which was upgraded in conjunction with the Fort Trumbull Plan), and U.S. Coast Guard Station New London, which continues to operate a regional search and rescue station from that facility.
The Fort Trumbull Streetscape incorporates a substantial sidewalk system and on-street parking, in order to promote to promote pedestrian activity – especially between the residential, recreational and business developments in the District.
In addition to the new streets and infrastructure mentioned above, the Plan called for construction of a public access Riverwalk along the Fort Trumbull District shoreline, construction of new roundabout intersections for Howard Street and Pequot Avenue, and construction of a storm water pump station to address chronic flooding conditions, especially at the Howard Street / Walbach Street intersection. All of these improvements were completed by 2008, with the exception of three remaining blocks of street improvements. This remaining public improvement project is known as the Fort Trumbull Phase III Infrastructure Project, and will provide a new streetscape on Trumbull and Smith Streets, as well as the block of East Street facing Fort Trumbull State Park.
The sources of MDP redevelopment property include the former NUWC site (16 acres), the former Amtrak Maintenance of Way Yard (6.5-acres), the former Castle/Lehigh Oil terminal (3.4 acres), a former gas station and auto body shop, as well as residential/mixed uses along Howard Street and in Fort area
Public Investment in the Fort Trumbull redevelopment area exceeds $73 million. Approximately one third of this money has been spent on acquisition of property, approximately one third on environmental remediation (including asbestos abatement and demolition), and one third on public infrastructure and planning. Approximately $15 million in construction contracts have been awarded for infrastructure work completed to date. These investments do not include the costs of Fort Trumbull State Park, or upgrades to the regional waste water treatment facility.
Private Development at Fort Trumbull:
In addition to the public investment in environmental remediation and the completed street and infrastructure work (which has been deeded to the City), the MDP provided for a zone change for the Fort area, and proposed the following development (all subject to appropriate Planning & Zoning and other required permits):
Hotel – Up to 250 rooms/suites (could be in multiple buildings); time share suites would count as part of this 250 room total. Recommended location Parcel 1. This hotel is expected to serve business and tourism markets. The complex would be expected to nclude a waterside restaurant and some meeting/event space.
Residential – Up to 104 units on Parcel 2 (approximately 6.5 acres of former NUWC land).
NOTE: “Village on the Thames,” a 103 unit townhouse planned community is being developed by River Bank Construction, LLC of Westport, CT. Development Agreement was signed 11/10; Planning & Zoning approval obtained 12/11, and groundbreaking is expected prior to 6/13. The project is being developed as a common-interest ownership community, and has applied for LEED- ND certification. “Village on the Thames” is likely to be the first LEED-ND community developed in Connnecticut.
Office / R&D use – up to 300,000 sq. ft. in the Fort area (Parcels 3A, 3C); 150,000 new sq. ft. on Howard Street (Parcel 5A, 5B, 5C)
NOTE: 1 Chelsea Street (88,000 sq.ft.) opened in 2009. This $24 million project was developed by the Corcoran Jennison Company. 1 Chelsea Street tenants include the U.S. Coast Guard Research and Development Center, the U.S. Coast Guard Marine Safety Laboratory, the International Ice Patrol, Alion Science & Technology and ABS Consulting Group (American Bureau of Shipping). The leasing agent for the project is.Cushman and Wakefield / U.S. Properties.
294 Howard Street (50,000 sq.ft.) was upgraded by developer Amber Properties, and leased to Pfizer Inc. until 2010. The property was sold to Lawrence & Memorial Hospital in 2012, and is being redeveloped by the hospital into a new multi-specialty medical office complex.
National United States Coast Guard Museum Site – in the Fort area on Parcel 1A
NOTE: The National Coast Guard Museum Association is developing the National United States Coast Guard Museum in New London, and is currently evaluating site options. The Master Plan calls for a $60 million project, with a constructed museum complex that will encompass approximately 60,000 sq.ft.
Mixed use (non residential) development – Parcel 4A. This parcel is expected to accommodate a mix of uses, including the possibility of boutique office and lodging space, parking and a destination restaurant.
Fort Trumbull Riverwalk, providing public access along the Fort Trumbull District shoreline, was developed by NLDC in 2005-2006 and has been deeded to the City. The Fort Trumbull Riverwalk connects to the Fort Trumbull State Park waterfront walkway, and the combined trail extends more than a half mile along New London Harbor.
Off Street Parking is required for all new Fort Trumbull developments, and includes provisions for shared parking to accommodate major events at hotel, Coast Guard Museum, Fort Trumbull State Park, etc.
Each of these completed or proposed development projects is capacity or “intensity” limited, as the result of a detailed Environmental Impact Evaluation (EIE) that was conducted in 1998-1999 prior to approval of the Municipal Development Plan..
FORT TRUMBULL MUNICIPAL DEVELOPMENT PLAN TIMELINE
Designation of Redevelopment Area - May 1998 City Council Resolution for area that became Fort Trumbull MDP. This area did not include the former Calamari Junkyards or vacant New London Mills site. The site from those combined properties became the Pfizer Global Development Facility, which in 2011 became the General Dynamics / Electric Boat Engineering Facility..
Initiation of Environmental Impact Evaluation (EIE) - June 1998 start; based on Environmental Assessment (EA) that indicated scope of project could “potentially have a significant impact on the environment.” - Evaluated six alternatives (including “no action”); looked at impacts to land use, socioeconomics, housing, aesthetics, public utilities, energy use, cultural resources, traffic, water resources, flood hazards, air quality, noise, solid waste and hazardous materials impacts - Public process, hearings and comments - Resulted in Selection of and Rationale for the Preferred Alternative - Approved by State of Connecticut (OPM) in April 1999
Municipal Development Plan (MDP) - Released in draft form for public and agency comment in September 1999. - Approved by New London Development Corporation, New London Redevelopment Authority, Southeastern Connecticut Council of Governments Regional Planning Commission, City of New London Planning & Zoning Commission, New London City Council and State of Connecticut Department of Economic and Community Development by February 2000
Reference copies of the MDP are available at the New London Public Library, or can be reviewed at RCDA offices upon request.
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