Redeveloping the East End

The strategy for the lower East End sites being targeted for cleanup is modeled after the successful redevelopment of Wentfield Park in the City’s West End. Top priorities that the community has identified for the redevelopment of the neighborhood include affordable housing and recreational open space. See Attachment A – Community Survey.

The initial step in the design process for the Bridgeport East End Brownfield Demonstration Project was a survey of community representatives. This survey was completed in a typical two-part process: Interviewing selected representatives; and, performing a rudimentary analysis of the developed data. The highest desired uses were single-family housing types, open space and recreation, as well as a small commercial site (convenience store). The last item was initially included in the preliminary design, but a number of significant factors caused its removal in the final proposal. (Source: PRE/view Landscape Architects Summary document)

The three parcels are currently being targeted for cleanup activities. Each parcel will tie into the overall goals for the East End. Parcel 1 will be developed into affordable housing and Parcel 2 will be recreational open space and parking to support the surrounding housing development and existing neighborhood. Parcel 3 will be redeveloped into additional affordable housing. The proposed redevelopment of each parcel will provide new quality housing opportunities for residents and help to stabilize the neighborhood. As the parcels are redeveloped and beautified, further economic investment will be more likely to come to the area. Cleanup will also improve the immediate environment including ground water and water quality in Johnson’s Creek. (Source: Brownfields Assessment Grant Application, March 5, 2004)

1. East End Brownfield Demonstration Project – Mixed Use Plan

Before proposing any conceptual building types, it was clear that the plan should acknowledge the adjacent homes and industrial land uses by providing a reasonable similarity to the existing sizes of homes and a buffer between the existing industrial users and proposed housing. Whereas the former could be accomplished with graduated building sizes and/or uses (e.g., single family to duplex to triplex, etc., and vice versa), the latter typically calls for an adequate area to provide a landscape screen of trees and shrubs to act as a buffer. The buffers could be used to assure privacy of the residential users; reduce the impact of a change in land uses (e.g., different building orientations or setback requirements for new buildings could end up with fronts of new houses aligning with existing back yards); or, design the plantings to enhance the views toward Johnson’s Creek. However, the on-site buffers are dependent on constructing soil containers above the capping layer. (Source: PRE/view Landscape Architects Summary document)

While making transitions from an existing land use to a proposed one may warrant screening, it may also suggest the removal of the conflict. This opportunity of design also gives us the prospect to develop better plans. In this case, rather than providing a buffer for the vehicular traffic cutting through the site on Trowel Street, it was decided by the design team to request the city close the street, thereby eliminating the vehicular access, but still permitting pedestrian or bicycle access. (Source: PRE/view Landscape Architects Summary document)

2. East End Brownfield Demonstration Project – Mixed Residential Plan

Perhaps the single most important factor in the design alternatives was the need to develop the maximum number of housing units so that they will help distribute the expense of the environmental clean-up and still provide housing at a reasonable cost. The major difference between the two final plans was whether or not to recommend the closing of Trowel Street. In the final design plan, it was recommended that Trowel Street be closed and the area be converted to pedestrian access. Existing subsurface utilities make the former street an unlikely area for the expansion of housing, but do provide an area for breaking up the architectural mass. (Source: PRE/view Landscape Architects Summary document)

A variety of building sizes were reviewed because the eventual sizes will be chosen based on both market conditions and contractor preferences. (It is expected that the eventual developer for this site would be selected in an RFP process that lets the selected team define the actual building size.) The building sizes, shown in the preliminary and final schematic plans, are in the range of 1000 SF to 1250 SF, but a developer’s final market analysis may suggest other sizes, such as senior’s housing in the 750 SF to 1000 SF range. The final building selection will most likely be all housing in a condominium or cooperative land controlled project that maintains environmental controls. (Source: PRE/view Landscape Architects Summary document) The buildings are conceived as New England style, contemporary colonial, usually two or more stories high and shadow line asphalt roofing. The recommended building and trim colors are from an historic palette; however, the builder and/or an early occupants organization may also be the ones to select the final colors. Hopefully the final buildings will be a subtle mix of colors, not unlike the community, rather than uniform buildings common to low income housing projects. (Source: PRE/view Landscape Architects Summary document)