July 13, 2004 Norwalk, Connecticut The City of Norwalk

Introduction

Descriptionof

Area

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AppendicesPage - Wall Street Redevelopment Plan - 2004 1

GENERAL STATUTES OF CONNECTICUTRevised to January 1, 2003TITLE 8ZONING, PLANNING, HOUSING, ECO-NOMIC AND COMMUNITY DEVELOP-MENT AND HUMAN RESOURCESCHAPTER 130DEPARTMENT OF ECONOMIC ANDCOMMUNITY DEVELOPMENT: REDE-VELOPMENT AND URBAN RENEWAL;STATE AND FEDERAL AID; COMMUNITYDEVELOPMENT; URBAN HOME-STEADING SEC. 8-125(c) A "redevelopment plan" shall include: (1)A description of the redevelopment areaand the condition, type and use of the struc-tures therein; (2) the location and extent ofthe land uses proposed for and within thearea, such as housing, recreation, busi-ness, industry, schools, civic activities,open spaces or other categories of publicand private uses; (3) the location and extentof streets and other public utilities, facilitiesand works within the area; (4) schedulesshowing the number of families displacedby the proposed improvement, the methodof temporary relocation of such families andthe availability of sufficient suitable livingaccommodations at prices and rentals with-in the financial reach of such families andlocated within a reasonable distance of thearea from which they are displaced; (5)present and proposed zoning regulations inthe redevelopment area; (6) any other detailincluding financial aspects of redevelop-ment which, in the judgment of the redevel-opment agency authorized herein, is neces-sary to give it adequate information

Figure 1: Pottery Factory on Wall Street, ca. 1890, courtesy the Norwalk Historical Society

WWALLALL STREETSTREET REDEVELOPMENTREDEVELOPMENT PLANPLANNorwalk, ConnecticutSummer 2004

AAPPPPRROOVVEEDDJuly 13, 2004

Common Council ofThe City of Norwalk

Norwalk Redevelopment Agency

Introduction

§8-125(c)(1)

§8-125(c)(2)

§8-125(c)(3)

§8-125(c)(4)

§8-125(c)(5)

§8-125(c)(6)

Appendices

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PREPARED FOR: THE CITY OF NORWALK

Alex A. Knopp,MAYOR

PREPARED BY: THE NORWALK REDEVELOPMENT AGENCY

Paul L. Jones,CHAIRMAN

Timothy Sheehan,EXECUTIVE DIRECTORJohn Burritt,ASSISTANT DIRECTORMunro W. Johnson, AICP Co-authorMichael T. Moore Co-author

COMMISSIONERSCarol Frank, Vice ChairwomanAntoinette Cooper-Blair, Secretary/TreasurerFelix Serrano, DFMTimothy Massad

TTABLEABLE OFOF CCONTENTSONTENTSINTRODUCTION................................................................. PAGE 3

VISION.................................................................. PAGE 5GOALS, OBJECTIVES, & STRATEGIES........................ PAGE 5

I. DESCRIPTION OF THE AREA [SEC. 8-125(C)(1)].............. PAGE 9SITE..................................................................... PAGE 9TYPES AND USES OF STRUCTURES.......................... PAGE 9MAP 1: PROJECT AREA........................................... PAGE 10PREVAILING CONDITIONS......................................... PAGE 11

II. LAND USE [SEC. 8-125(C)(2)]..................................... PAGE 17MAP 2: EXISTING LAND USES................................... PAGE 17LOCATION AND EXTENT OF USES.............................. PAGE 18USES PROPOSED................................................... PAGE 18LAND DISPOSITION AGREEMENT................................ PAGE 18MAP 3: PROPOSED NEW USES................................. PAGE 19HISTORIC PRESERVATION........................................ PAGE 20FACADE IMPROVEMENT PROGRAM............................ PAGE 20DESIGN STANDARDS............................................... PAGE 21

III. STREETS & UTILITIES [SEC. 8-125(C)(3)]..................... PAGE 27EXISTING STREETS, TRAFFIC, AND PARKING............... PAGE 27MAP 4: PUBLIC PARKS AND PARKING......................... PAGE 28PROPOSED STREETS, TRAFFIC, AND PARKING............ PAGE 30PUBLIC UTILITIES.................................................... PAGE 33

IV. RELOCATION [SEC. 8-125(C)(4)].............................. PAGE 36PROPERTIES TO BE ACQUIRED................................. PAGE 36SCHEDULES OF DISPLACED FAMILIES.......................... PAGE 36METHOD OF RELOCATION........................................ PAGE 38AVAILABILITY OF SUITABLE ACCOMMODATIONS............ PAGE 38

V. ZONING [8-125(C)(5)].................................................. PAGE 40MAP 5: ZONING..................................................... PAGE 41

VI. FINANCIAL [SEC. 8-125(C)(6)]..................................... PAGE 42

VII. APPENDICES.............................................................. PAGE 45

The Wall Street area has long played an integralrole in the economic and historic fabric of theCity of Norwalk. Beginning during the colonialperiod and for much of Norwalk's history, WallStreet was the city's center for banking andcommerce, politics and local governance,entertainment, and hospitality. It was also amajor employment center, with factories, work-shops, and trades throughout the district.Besides the large population that lived and/orworked there, it was a destination for Norwalkcitizens, and indeed for the region, as the reachof its bustling commerce brought visitors frombeyond Norwalk's borders to Greater Norwalk'sdowntown: Wall Street.

By the middle of the 20th Century, two factorsled to Wall Street's decline in prominence. Likemany downtown areas throughout Connecticut,shifts in the economy and the patterns of landuse and transportation caused Wall Street tolose ground to the area's growing suburbs. Thenin 1955, floodwaters from the Norwalk Rivercaused catastrophic damage to Wall Street bydestroying a river crossing, several local roadsand buildings on each side of the river.

In the years following this disaster, the City ofNorwalk has twice before undertaken initia-tives to help the Wall Street area reclaim its for-mer stature. In 1959, it became the subject ofConnecticut's 8th Urban Renewal Plan entitledthe Wall-Main Urban Renewal Project, whichled to the reconfiguration and redevelopment ofmajor infrastructure components in the area. In1986 the Business District Management Planresulted in infrastructure and streetscapeimprovements along Wall Street as well as his-

toric building restorations. Nevertheless, theWall Street area (hereinafter defined in Map 1and referred to as the "area") continued todecline, much to the dismay of Norwalk citi-zens and community leaders who could recallits former prominence, or perceive its enduringpotential.

As in the past, today the Wall Street area standsat a crossroads and faces many questions: willit continue to decay and deteriorate indefinitely,whatever the consequences may be? Does thehistorical record of the Wall Street area over thelast 50 years show that plans, designs, andmunicipal initiatives will fail to produce lastingresults? Or, does the Wall Street area representa unique community asset, worth preservingand restoring? Does it, in fact, represent a sig-nificant economic asset, worth marketing andinvesting in?

Norwalk citizens and city leaders have judgedthat it is the latter and have deemed the currentconditions of Wall Street appropriate for inter-vention. In many ways, Wall Street continuesto be the traditional 'center' of Norwalk, andcity leaders have determined that, for Norwalkto be strong, it must be strong at its center. Itmust restore to prominence a strong and vitalWall Street.

For this reason, people have chosen to revisitthe issues associated with lagging developmentin the area and develop a strategy for achievingits revitalization. This led to a planning processwhich recently generated The Norwalk WallStreet Area Planning Update, written by theCecil Group, Inc, approved by the Common

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Figures 1 & 2: Wall Street before and afterthe 1955 Flood

IINTRODUCTIONNTRODUCTION

Council, and hereinafter referred to as the "WallStreet Update (2003)". In order to implementits strategy for the revitalization of the WallStreet area, the City has chosen to create a newredevelopment plan, separate and distinct fromthe 1959 Wall-Main Urban Renewal Projectand the 1986 Business District ManagementPlan. The substantial passage of time andincrease in the proposed project area, togetherwith recent urban renewal case law, such asAposporous v. Urban RedevelopmentCommission , Pequonock Yacht Club, Inc. v.Bridgeport and Maritime Ventures, LLC v.

Norwalk suggest the necessity and appropriate-ness of an altogether new redevelopment planreflective of the market forces and demograph-ics currently shaping today's Wall Street area.

In the context of today's market and communi-ty values, the vision, goals and objectives ofthis Redevelopment Plan suggest it to be morefeasible than the 1959 Wall-Main UrbanRenewal Plan. When originally drafted, the1959 Wall-Main Plan, in keeping with contem-porary urban planning practice, emphasizedlow-density massing and the demolition ofolder, seemingly antiquated structures in orderto assemble "open" urban land for develop-ment. Today, these efforts are viewed to havemisunderstood the important historic and eco-nomic roles urban centers play within theirregions, and to have ultimately driven tradition-al activities and residential land uses fromAmerica's cities. By contrast, this Plan drawson the lessons of this history, as well as on thesuccessful revitalization of the South Norwalkneighborhood; it incorporates historic preserva-tion as a central tenet in the redevelopment ofthe Wall Street area, capitalizing on marketforces to restore a diversity of uses to an urban,residential neighborhood.

Therefore, this Wall Street Redevelopment Planhereinafter referred to as the "Plan", will serveas the formal implementation document forfuture Wall Street initiatives. The vision, goals,objectives, and strategies of the Plan are out-lined in the following section, followed byother sections addressing the statutory man-dates. Unless extended by the CommonCouncil, this Plan shall expire 20 years afterapproval.


Introduction

§8-125(c)(1)

§8-125(c)(2)

§8-125(c)(3)

§8-125(c)(4)

§8-125(c)(5)

§8-125(c)(6)

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Figure 3: Boundary of the 1959 Urban Renewal Plan within the context of the new Wall StreetRedevelopment area.

V I S I O N

The future of the Wall Street area is as avibrant and energetic urban setting thatserves as the traditional center of Norwalk'scommunity life. As a neighborhood, it willdraw residents from the City as well as thegreater Norwalk area to reside, patronize itsshops and restaurants, work, and enjoy thenatural amenities of the Norwalk River andits surrounding green spaces.

GOALS, Objectives and Strategies of the WallStreet Redevelopment Plan

1. [GOAL] RESTORE THE WALLSTREET AREA TO ITS POSITION ASTHE TRADITIONAL CENTER OF NOR-WALK'S COMMUNITY LIFE.

a. [Objective] Establish the Norwalk River asa more prominent aesthetic community feature,encouraging both its stewardship and vitalityamong visitors and residents of the area.

[Strategy] (1) Work with city officials, develop-ers, business-owners and environmental groupsto plan an environmentally sustainable river-front access project that will maximize physicaland/or visual access along the river throughoutthe area.

(2) Encourage the professional design anddevelopment of an interconnected urban green-way along the river.

(3) Create an active, working waterfront bysupporting a diversity of uses along theNorwalk River, preserving and promotingwater-dependent enterprises and structures.

(4) Supply capital budget funds and apply forgrants and other funding sources to implementthe plan and enhance the greenway.

b. Renew and animate other parks and publicspaces throughout the area.

(1) Enhance Freese Park to complement thevision, goals, and objectives of the Plan.

(2) Encourage targeted streetscape improve-ments; that, improve streets, sidewalks, treepruning, streetlights, trash receptacles, streetplanters, and street signs throughout the area.

(3) Adopt a new ordinance, as described morefully in Section V. Zoning, to allow and supportsidewalk cafes and street vendors.

(4) Work with taxing district, library, parks andrecreation, and the business community to pro-gram area parks and public space.

c. Improve the public perception of the areaconcerning the amount of parking and the levelof safety.

(1) Foster joint city/area business-sponsoredand advertised promotional events to elicitgreater Norwalk residents' rediscovery of theWall Street area.

(2) In order to improve pedestrian and vehicu-lar circulation, establish a comprehensive sig-nage system identifying the locations of promi-nent area features, especially including parkingresources.

3) Counter negative public perception of the

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Figure 4: Objective 1a - Library expansion

Figure 5: Norwalk River looking south

area's safety by implementingcommunity policing effortsthat forge positive relation-ships with residents and busi-ness owners.

d. Expand the NorwalkPublic Library and establish itas the Norwalk 'common.'

(1) Negotiate the acquisitionor municipal use of adjacentparcel(s) and additional park-ing in the area identified laterin this plan as"Redevelopment Parcel 1,"

for the library to undergo an expansion and ren-ovation and increase its parking supply.

(2) Consistent with the public nature of thisinstitution, and the concept of a classical agoraor ‘common,’ construct a modest plaza or land-scaped open space at the library’s entrance,mirroring the space planned for"Redevelopment Parcel 2b," discussed later inthis document, and beautifying the civic hub.

(3) Create pedestrian linkages to offer a con-nection to the Post Office on Belden Avenueand the businesses on the western end of WallStreet (See Figures 41and III. Land Use).

2. STIMULATE ECONOMIC DEVELOP-MENT IN THE AREA TO ENHANCEPROPERTY VALUES, EXPAND THE TAXBASE, AND CREATE A POSITIVE ECO-NOMIC CLIMATE FOR INVESTMENT.

a. Assist in assembling disposition parcels to

leverage new, private sector development.

(1) In cooperation with designated developers,obtain property rights to those properties need-ed to facilitate the development of the two (2)Redevelopment Parcels, designated for acquisi-tion and described hereinafter, relocatingaffected parties as described in Section IV.Relocation.

(2) Pursue Federal and State funding sources tohelp complete the environmental characteriza-tion and remediation of possible "brownfield"sites that may hinder the assembly ofRedevelopment Parcels and impede redevelop-ment.

(3) Market and dispose of RedevelopmentParcels to prospective developers.

(4) Require conformance of new developmentto uses and design standards specified inSection II: Land Use and V: Zoning.

b. Expand the amount of capital and financialresources accessible to existing and start-upbusinesses for property development.

(1) Work with local depository institutions, fed-eral and state agencies to utilize those federaltax incentives created to attract private invest-ment in distressed communities.

(2) Formulate a Main Street Program and/orSpecial Services District to promote facadeimprovements, historic preservation efforts,and streetscape maintenance for its members.

(3) Establish working collaborations with area


Introduction

§8-125(c)(1)

§8-125(c)(2)

§8-125(c)(3)

§8-125(c)(4)

§8-125(c)(5)

§8-125(c)(6)

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Figure 6: Objective 2a - Assist in assemblingRedevelopment Parcels

businesses and lending institutions to oversee thecreation of a business micro-loan program toserve both existing and start-up businesses with-in the Wall Street area.

c. Increase the resident population in the area,offering a greater range and quality of housingoptions in a desirable neighborhood.

(1) The City will assist in facilitating develop-ment on Redevelopment Parcels and/or their dis-position to designated developers. Subsequentdevelopment must include substantial residentialdevelopment consistent with this objective andSection II Land Use.

(2) Support present and future zoning initiativesto foster an array of housing opportunities reflect-ing Norwalk's full range of economic back-grounds and income ranges.

3) Implementation of zoning and design standardreviews (discussed in Section V. Zoning andSection II. Land Use, respectively) to promote acomplementary mix of uses that are planned anddesigned to be compatible and contribute to anidentity for the area as a desirable place to live,work and visit.

(4) Follow through with proposed residentialredevelopment planned for the intersection ofBelden Avenue and Cross Street.

(5) Expand and enhance the scope and mecha-nisms of current CBD zoning prevalent in thearea. a) expand ground floor residential restric-tions from sub-area A to sub-areas B and C; b)expand the Amenity Incentive Provisions sectionof the regulation; c) explore possible solutions toconflicts between proposed development andnon-CDB zoning; d) modify the CBD restrictions

on housing types; e) add live/work units to thezoning regulations list of defined uses, and as anallowed use in the CBD-C zone; and encouragesidewalk cafes.

(6) Utilize all appropriate review authority,including that of the Redevelopment Agencyunder the authority of this Redevelopment Planand it's Design Standards for the area, to ensurethe development of uses and amenities in the areathat lend themselves to a sociable, attractive andmarketable downtown residential neighborhood.

3. CREATE AN ATTRACTIVE ARCHI-TECTURAL SETTING.

a. Establish and implement design standards forall rehabilitation, new construction, and signagein the area.

(1) Included in the approval of this Plan is theadoption of the Design Standards that appearunder Section II. Land Use, and the authorizationof the Norwalk Redevelopment Agency (here-after, the "Agency") in conjunction with otherapproval bodies, to review exteriors of all reha-bilitation, new construction, or signage projectsin the area for their consistency with the DesignStandards, and to give (or withhold) approval tothose projects based upon their compliance withthe Design Standards and this RedevelopmentPlan.

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Figure 7: Proposed residential development atcorner of Belden Avenue and Cross Street

Figure 8: Design Standards

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Appendices

§8-125(c)(6)

§8-125(c)(5)

§8-125(c)(4)

§8-125(c)(3)

§8-125(c)(2)

§8-125(c)(1)

Introduction


Street to Belden Avenue along the rear of build-ings fronting on Wall Street in thatRedevelopment Parcel.

(3) Implement an interdepartmental 'modelneighborhood' initiative, led by the Mayor'sOffice, which would focus code enforcementand municipal services on the Wall Street area.The initiative would culminate in a brief, writ-ten report from each department director sum-marizing any unique issues and challenges thedepartment encountered in the area with recom-mendations for how to make the area a "modelneighborhood" from the perspective of health,traffic, building code, etc.

c. Implement an effective historic preservationprogram.

(1) Make available in print and online a con-venient brochure for land- and business-ownersin the area describing local and state regulationsand incentive programs related to historicpreservation listed in Section II. Land Use.

(2) Train Agency staff in national and state his-toric tax credits and other tax incentive pro-grams related to historic preservation.

(3) Offer free, preliminary in-house consulta-tion at the Norwalk Redevelopment Agency todevelopers and property owners working withhistoric properties in the area.

(4) Coordinate area preservation initiativeswith the Norwalk Preservation Trust, includingthe establishment of a national register historicdistrict in the area.

(5) Expand, actively market, and implement theCity of Norwalk's Phased Increase AssessmentProgram in order to encourage the rehabilita-tion of historic properties (shown in Figure 30)by deferring the increase to property assess-ments resulting from the rehabilitation.

d. Implement the Norwalk RedevelopmentAgency's Facade Improvement Program.

(1) Make available in print and online a con-venient brochure for land-owners in the areathat describes the facade improvement programlisted in Section II. Land Use.

(2) Allocate public and private resources tofund the Facade Improvement Program listed inSection II. Land Use.

(3) Proactively seek out and recruit eligibleproperty owners and private citizens to partici-pate in the Facade Improvement Program.

Figure 9: Pedestrian Walkway

(2) Work with area developers, landown-ers, businesses, and other municipalreviewing authorities to ensure thorough,consistent, and expeditious review by theAgency of all rehabilitation, new con-struction, and signage projects in the area.

b. Implement and assist with utilityupgrades to enhance the aesthetics of andaccess to the area's infrastructure.

(1) In addition to the strategies listedunder 1c, above, work with Norwalk'sutility providers in the area to ensure suf-ficient water, sewer, electric, stormdrainage and telephone/fiber to accom-modate future development.

(2) Require present and future owners ofRedevelopment Parcel 2b to work withpublic agencies to establish a public rightof way and construct a pedestrian path asshown in Figure 9, connecting River

[Sec. 8-125(c)(1) A description of theredevelopment area and the condition,type and use of the structures therein]

Site Boundary

The Redevelopment Area (the "area") is asdescribed in "Map 1," and "Appendix A:Description of Area," as attached. Generally,the boundary of the area begins at the intersec-tion of Byington Place, Cross Street and BeldenAvenue and runs northeast along Cross Street;it then extends south along Main Street beforemoving east to High Street then south to itsintersection with Wall Street where it moveseast to and along East Wall Street then south onHubbell’s Lane before crossing the NorwalkRiver and moving west along Chapel Street,then north along West Avenue, then west onMott Avenue and then north on Cross Street toits point of origin. Where streets make up thePlan’s boundary, it runs along their centerline.

The Redevelopment Plan (the "Plan") encom-passes five Redevelopment Parcels, numbered1, 2a, 2b, 3, and 4. These parcels are also shownin "Map 1." and are generally bounded as fol-lows:

Redevelopment Parcel 1. B y i n g t o nPlace to the west, Mott Avenue to the south, andBelden Avenue to the north and east;

Redevelopment Parcel 2a. Wall Street tothe north, West Avenue to the west, the south-ern boundary of property formally occupied bya national chain pharmacy and four north-fac-ing parcels on Leonard Street to the south, andCommerce Street to the east;

Redevelopment Parcel 2b. B u r n e l lBoulevard to the north, River Street to the east,Wall Street to the south and Belden Avenue tothe west.

Redevelopment Parcel 3. The parcelformally known as Cottage Street (a paperstreet) to the north, High Street and SmithStreet to the east, the southern boundary of theproperty identified in the Norwalk TaxAssessor's maps as parcel 1-59-8-0 and theNorwalk River and Main Street to the east;

Redevelopment Parcel 4. Cross Street tothe north, Main Street to the east, and HoytStreet to the south and west.

Prevailing Types and Uses of Structures

The buildings in the area are reflective of thedefinitions of a redevelopment area as outlinedunder Connecticut Statutes (§8-125b and §8-141). The conditions are also consistent withUS Department of Housing and UrbanDevelopment (HUD) definitions of blightedareas (24CFR570.208b1), insofar as over one-quarter (25%) of the buildings in the area are indeteriorated or deteriorating condition and themunicipality has designated the area as blight-ed, deteriorated, or deteriorating in its resolu-tion (see Attachment B).

As the city's historical downtown, 19th andearly 20th century commercial buildings pre-dominate, with a lesser presence of aged indus-trial buildings, and modern structures built sub-sequent to the 1955 flood. The types and uses ofstructures in the area are widely varied, being

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I. DI. DESCRIPTIONESCRIPTION OFOF THETHE AAREAREA

Figure 10: Wall Street streetscape

best described as comprising a "mixeduse area". Parcel sizes are small and gen-erally insufficient to form an adequateunit of development in the current realestate market. A land use map included inPart II. "Land Use" shows the types ofuses for each structure in the area.


Introduction

§8-125(c)(1)

§8-125(c)(2)

§8-125(c)(3)

§8-125(c)(4)

§8-125(c)(5)

§8-125(c)(6)

Appendices

Page - 10Map 1: Project area with Redevelopment Parcels 1-4

Prevailing Conditions

The area falls wholly within census tract 437and is a Low-Moderate Income Area ("LMIArea"), with 64% of residents at or belowHUD's definition of low or moderate income

status. Prevailing conditions in the area includesubstandard residential and commercial struc-tures, with elevated rates of vacancy, and dete-riorated or deteriorating conditions. There is lit-tle evidence of recent investment in the area,and the condition of the real estate is substan-dard relative to the rest of Norwalk. The WallStreet Update (2003) notes that the Wall Streetarea "…has lagged behind its potential for sev-eral reasons. There has been a persistent mis-match between the land use patterns, parcelconfigurations, and contemporary market needsfor retail, commercial and housing uses." (page5)

The Agency will mainly focus its redevelop-ment efforts on five (5) Redevelopment Parcelswithin the area. Detailed descriptions of thoseparcels, their conditions, and the types and uses

of structures to be found in each areprovided below, together with thegeneral program of proposed devel-opment. Inclusion in a Redevelop-ment Parcel means that a property hasbeen identified as critical for meetingthe goals of the Plan. Acquisitionmay or may not be a means by whichthe Agency and a designated develop-er address a property's role in thePlan. The Agency will acquire andoffer for redevelopment those proper-ties whose condition warrants clear-ance or whose acquisition is neces-sary to provide an adequate unit ofdevelopment. Those buildings com-patible with the overall goals andobjectives of the Plan are designated not to beacquired, and are slated for preservation. Othertools and strategies included in the Plan - suchas façade improvement, historic preservation,design standards, community policing, and amicro-loan program - are by no meanspremised on ownership transfers of property.Properties located within those RedevelopmentParcels identified as Tier II - Parcels 1, 2b and4 - are not subject to acquisition via eminentdomain under this Plan. Note: forRedevelopment Parcels whose area crosses apublic street, no street abandonment or transferof property is intended nor should be inferredby maps and figures in the Plan.

Redevelopment Parcel 1

This site includes the central branch of theNorwalk Public Library, the parking lot for theConnecticut Superior Courthouse on Belden

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Figure 11: Wall Street storefrontFigure 12: Redevelopment Parcel 1

Figure 13: Courthouse parking lot

Avenue, and two private buildings, includ-ing a financial services firm and a privatesocial club.

This 1.3 acre redevelopment area containsapproximately 100 parking spaces distrib-uted among several property owners. Asshown in Figure 13, taken on a regularbusiness day in the mid-afternoon, thefractured nature of ownership creates inef-ficient use of available parking spaces.The focus of the proposed redevelopmenton this site is the reconfiguration of exist-ing parking spaces through negotiated

agreements with property owners to support theplanned expansion of the Norwalk Public

L i b r a r y .(Although thelibrary servesthe City'sapproximately83,000 resi-dents, theapproximately46,000 squarefoot facilityclaims only 12

parking spaces, severely hampering its conven-ient use by Norwalk residents.)Redevelopment at the site should also reflect itsrole in the area as a civic hub, creating in con-junction with Redevelopment Parcel 2b, a land-scaped ‘common,’ as a landmark and gatheringplace.

Redevelopment Parcel 2aA publicly-owned and administered parkingarea with 248 spaces is located at the center of

this 6.3 acre parcel which is accessible fromboth Isaacs Street and Leonard Street.

Among the most prominent cultural uses in thearea are its theaters. The Globe Theater (nowcalled "The Roxy") has a long and distin-guished history and should be renovated andpreserved. Located along Isaacs Street, theGarden Cinema Theater, of more recent vin-tage, has gained success by featuring limited-release movies.

A variety of retail, commercial and entertain-ment businesses line Isaacs Street, surround the

parking area, and encompass a small portion ofLeonard Street as illustrated on Map 1.Additional residential, office and retail usesfront West Avenue and Wall Street. Nearly allof the uses are housed in single-story, low-risebuildings. With the clear exception of the GlobeTheater and its two neighboring structures tothe north, most of the structures in thisRedevelopment Parcel were built after the 1955flood and are of little historical significance.Proposed redevelopment for Redevelopment


Introduction

§8-125(c)(1)

§8-125(c)(2)

§8-125(c)(3)

§8-125(c)(4)

§8-125(c)(5)

§8-125(c)(6)

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Page - 12

Figure 14: Redevelopment Parcel 2a

Figure 15: Area theaters, The Roxy and Garden CinemasFigure 16: Isaac Street parking lot

Parcel 2a is residential mixed-use developmentin keeping with the scale and density of thearea, supplemented with structured parking.

Redevelopment Parcel 2b

Redevelopment Parcel 2b is characterized byits proximity to the bustling intersection of WallStreet, Belden Avenue and West Avenue, andalso by the presence of the Norwalk Post

Office. Although not part of RedevelopmentParcel 2b, the library is also located at thisintersection, across Belden Avenue. The PostOffice and library are both major nodes ofactivity, and critical elements of the area’s civichub. With their combined activity, this locationis the focal point for the area's busiest vehicularand pedestrian traffic. Nevertheless, chronicvacancies, lagging property maintenance, andpoorly organized rear parking create undesir-able traffic conditions at the intersection andmake this a substandard location in terms ofconvenience and safety. Plans forRedevelopment Parcel 2b entail the addition ofcommercial floors or reconstruction of existingone-story structures as multi-story commercialbuildings in the block bordered by Wall Street,River Street, Burnell Boulevard and BeldenAvenue. The redevelopment parcel should, inconjunction with Redevelopment Parcel 1, pro-

vide safe pedestriancrossings, a land-scaped area at itssouthern tip -- addingto the site’s develop-ment as a ‘common’ --and will also include apedestrian walkwayalong the rear of thosebuildings that faceupon Wall Street, thusoffering a pleasing andconvenient access toYankee DoodleGarage.

Redevelopnt Parcel 3

Redevelopment Parcel

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Figure 17: Pedestrian walkway from the garage

Figure 18: The Belden / Wall / West / Mott intersection.

Figure 19: Redevelopment Parcel 2b

Figure 20: Neglected improvements

Figure 21: Redevelopment Parcel 3 (north)

3 encompasses 4.72 acres and is divided byWall Street into two portions, one north of WallStreet, and one south of Wall Street.

Important characteristics distinguish the north-ern and southern portions of Redevelop-mentParcel 3. One is to the north of Wall Street, oneis to the south; one contains city-owned proper-ty, one does not; one is on Main Street, one ison the waterfront. Nevertheless, a review of the

development potential ofeach portion suggests anatural symbiotic relation-ship for the two and theirpairing as a single unit ofdevelopment. For exam-ple, concentrating ampleparking resources at thelocation of the currentHigh Street lot couldenrich enjoyment of thepublic access waterfrontand esplanade plannedalong Smith Street byreducing vehicular trafficthere. Therefore, the

Agency, in collaboration with a designateddeveloper, will seek to take advantage of theattributes of both portions in order to unlock themaximum possible public benefit associatedwith Redevelopment Parcel 3.

The northern portion is characterized by twoprominent features. The first of these is a diffi-cult traffic intersection created by the conflu-ence of Wall, Main, Knight, and High Streets;the second is the city-owned and operated park-ing area located behind a row of buildingsfronting on Wall and the lower tip of Main andHigh Streets. This lot presently contains 91spaces. The group of structures on Wall Streetis a short row of small commercial retail estab-lishments, with few vacancies, in a low-risebuilding seemingly built subsequent to the1955 flood. The building has a narrow arcadethat incorporates a portion of the sidewalk.Sidewalk improvements are in a state of neg-


Introduction

§8-125(c)(1)

§8-125(c)(2)

§8-125(c)(3)

§8-125(c)(4)

§8-125(c)(5)

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Figure 22: Redevelopment Parcel 3 (south)

Figure 23: Litter-strewn Wall St. sidewalk

Figure 24: Lower High St. pedestrian way

Figure 25: Deteriorating industrial building

lect. Thestructuref r o n t i n gon HighStreet wasrenovatedas recent-ly as the1 9 8 0 s ,and con-s i s t s

mainly of office uses. A multi-tiered parkingstructure is the centerpiece of the potentialdevelopment program for the northern portionof Redevelopment Parcel 3. This parking struc-ture will accommodate 255 spaces and providevehicular access to and from Main and HighStreets.

The southern portion of Redevelopment Parcel3, of all the Redevelopment Parcels, has thelargest number of designated and de facto his-toric structures. These structures are currentlyin poor condition (Ref. Figures 23, 25). ThisRedevelopment Parcel has the highest inci-dence of substandard buildings, with many invarying degrees of deterioration and vacancy.Many of the buildings have broken or boardedup windows, flaking paint, rotting molding, anderoding mortar. Little effort is being made tomaintain the vacant storefronts, and trash oftenlies strewn on the sidewalk. The portion of theRedevelopment Parcel located on Wall Street isthe site of a former pedestrian plaza known asSt. John's Place. The multi-story buildingswhich face it retain the features of classic 19thcentury facades. Their backs face the NorwalkRiver and the Head of the Harbor. A privateclub featuring boat docks and a restaurant is

located on a rear lot at the Head of the Harbor.

A portion of the Redevelopment Parcel frontson Smith Street, a narrow, one-way road thatextends from Wall Street south along theNorwalk River. The buildings at the SmithStreet intersection with Wall Street, historicallythe site of Smith & Day Pottery, appear to havebeen vacant for several years and are in a stateof dangerous disrepair. Included among theseis a dilapidated warehouse structure south ofthe intersection, which possesses the character-istics of an environmentally contaminated"brownfield" as defined by the United StatesEnvironmental Protection Agency.*

The potential redevelopment program forRedevelopment Parcel 3 includes new residen-tial units, artist or live/work space and water-oriented retail space along Smith Street. Therehabilitation and redevelopment of the river-front parcels along Smith Street should includerestructuring the lower Mill Hill area to facili-tate pedestrian connections to the waterfront.An essential purpose of this parcel will be thecreation of public waterfront access to the Headof the Harbor and along the Norwalk River.This public space will provide a connectionbetween the buildings on Wall Street and thewaterfront. Accompanied by a publicesplanade and pedestrian amenities such asurban greenery, park furniture and public light-ing, this will provide a recreational outlet to theresidents of the Wall Street area while animat-ing the Norwalk waterfront.

Redevelopment Parcel 4

The intersection of Cross and Main Streets rep-

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Figure 27: Redevelopment Parcel 4

Figure 28: NW corner of Hoyt and Main St.

Figure 29: Redevelopment Parcel 4 shop-ping center and parking lot

* Th

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Figure 26: Redevelopment Parcel 3 waterfront access and public esplanade.

resents the northern gateway into the projectarea. This parcel is the site of several small, yetactive commercial enterprises most notably theautomobile service businesses located near thecorner of Hoyt and Cross Street and the cornerof Cross and Main Streets. Within the center ofthe parcel is a multi-tenant, low-rise commer-cial development. The major uses within thiscommercial development include small busi-nesses, a private community health center, adonation collection center for a prominent char-itable organization and fast food restaurants.This development surrounds approximately150 private parking spaces. The largest struc-ture within the parcel is a recently renovated,brick-faced warehouse rental building. Abar/restaurant is located at the corner of Mainand Hoyt Street and is adjacent to several store-fronts that house retail uses.

The proposed redevelopment program for thisparcel seems likely to include the creation ofboth residential and retail space fronting uponboth Cross Street and Main Street. A structuredparking facility should accompany and supportthis development, as should continued pursuitof the planned widening of Cross Street / Route1 as an important gateway to the area.


Introduction

§8-125(c)(1)

§8-125(c)(2)

§8-125(c)(3)

§8-125(c)(4)

§8-125(c)(5)

§8-125(c)(6)

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II. LII. LANDAND UUSESE[Sec. 8-125(c)(2) the location and extent of the land uses proposed for and withinthe area, such as housing, recreation, business, industry, schools, civic activities,open spaces or other categories of public and private uses;]

Location and extent of the land uses withinthe area

The location and extent of the land uses withinthe area reflect a historical pattern of mixed usedevelopment and are as shown on Map 2.Small parcel sizes and street patterns haveinhibited the creation of adequately-sizeddevelopment parcels that are responsive to cur-rent market conditions.

Location and extent of the land uses pro-posed for the area

The area's character as a "mixed use area" isregarded favorably, and will be preserved andreinforced in this Plan. To effect an economicrevitalization of the area, the Agency intends towork with private developers to promote a mar-ket-driven, overall increase in mixed-use resi-dential development, supported by additionalparking and other land uses that will comple-ment and support residential development.Intended development mixes for eachRedevelopment Parcel are as shown in Map 3.

Residential Uses and Artist Live/Work Space

Chief among the Wall Street Update's (2003)recommended strategies is "revitalization basedon residential development" (page 20). As mar-ket dynamics allow, a variety of housing devel-opment is envisioned for the area, ranging fromaffordable to high-end residential units.

Norwalk has recognized that the lack of afford-able housing for working families is a seriousproblem here and in the region. Accordingly,

the Agency anticipates working with privatesector developers in the implementation of thismarket-driven Plan to include affordable hous-ing opportunities within the area.

Current analysis suggests the conditions for thearea are most favorable to housing types whichappeal to empty nesters and singles. Currenteconomic conditions and national housingtrends do not suggest the likely development ofhousing types that would lead to significantincreases in school-age children.

Opportunities for residential development alsoinclude affordable housing for artists; the WallStreet Update (2003) calls for approximately10,000 square feet in the southern section ofRedevelopment Parcel 3. Qualified artists forthis space should include artists with an "ArtistCertificate," issued by the Agency in accor-dance with the City of Norwalk's ArtistCertification Program, described in AppendixC.

Mix of Uses

In The Wall Street Update (2003), the existingand proposed land uses are described as fol-lows: "The area…has maintained a continuityof character throughout the years as a clusteredcore of businesses, civic uses, housing andshops that is linked to the image and civic lifeof the community." (Page 1) "The clustering ofdifferent uses should become one of the recog-nized strengths of the area through design and aneighborly approach to the activities that occurhere. … Goal: The Wall Street area should sup-port a vital mix of uses that are planned and


Introduction

§8-125(c)(1)

§8-125(c)(2)

§8-125(c)(3)

§8-125(c)(4)

§8-125(c)(5)

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Map 3: Proposed Land Use

designed to be compatible and contribute to itsidentity as an attractive and valued place tolive, work and visit." (Page 13)

Land Disposition Agreement

Land Disposition Agreements will set forth therights and obligations of the city and designat-ed developers, and determine specific land useswithin the Redevelopment Parcels. The intentof this Plan is to realize a mix of uses for theRedevelopment Parcels described in The WallStreet Update (2003) and as shown in Map 3.

Historic Preservation

One of the chief assets of the New Englandregion and of the City of Norwalk is the scopeof history that makes them unique. This is par-ticularly true of the Wall Street area which isblessed with a concentration of historic struc-tures, diagrammed in Figure 30. The WallStreet area's historic fabric is germane to its dis-tinctiveness, and new development mustaccommodate and be responsive to the historiccontext of the area. Historic structures shouldbe preserved wherever possible, and theAgency will work with building owners anddevelopers to leverage all available tools,resources, and incentive programs to meet thatgoal, including the establishment of a NationalRegister Historic District. One programoffered through the City is the Phased IncreaseAssessment Program. This program allows theCity to phase-in increases in property assess-ments resulting from physical improvements tohistoric structures. Qualifying structures areprimarily those listed in the Norwalk HistoricResources Inventory. Other tools and resourcesare listed in Appendix D.

Facade Improvement Program

The Norwalk Redevelopment Agency and theCity of Norwalk, in collaboration with financialinstitutions and other partners, offer a FacadeImprovement Program providing grants andloans at favorable rates to eligible buildingowners interested in improving their propertyin the area.


Introduction

§8-125(c)(1)

§8-125(c)(2)

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Figure 30: Area properties of Historic Interest

ID YEARBUILT1 1 BELDEN AVENUE 19032 25 CHAPEL STREET 18303 39 CHAPEL STREET 18804 10 COMMERCE STREET 18805 20 COMMERCE STREET 18756 26 COMMERCE STREET 18757 2 EAST WALL STREET 18358 2 EAST WALL REAR 1 17409 2 EAST WALL REAR 2 1825

10 0 SMITH STREET REA 180011 0 SMITH STREET REA 191712 6 SMITH STREET FRO 190613 12 MOTT AVENUE 187014 14 MOTT AVENUE 185015 39 WALL STREET 187516 9 WALL STREET 186817 15 WALL STREET 184018 45 WALL STREET 187519 48 WALL STREET 192220 55 WALL STREET 189022 669 WEST AVENUE S 187023 669 WEST AVENUE N 189032 64 WALL STREET 1928

ADDRESSTable 1: Properties addresses and est. year built

Design Standards

The land use and urban design strategies pro-posed within the Plan are based on the premisethat the traditional urban design scale and char-acter of the area need to be protected andencouraged in order to retain its distinctivequalities. These standards -- established andapproved by the City as part of this Plan -- areorganizational principles which will guide therenovation of existing buildings and new con-struction from a qualitative and aesthetic pointof view.

Development in the area will be required toconform to these standards, ensuring that plan-ning and urban design concepts are implement-ed in keeping with the Plan, and that the rela-tionship between the new development and theexisting built environment is appropriate tocontext and coherent with design themes of thearea. In addition development will be requiredto comply with zoning regulations, and all otherpertinent ordinances, statutes, regulations, andlaws. The Design Standards are not meant tosubstitute for any such legal authority, butrather act as a supplement in the interest of ele-vating the quality of design in the area beyondthe minimum requirements of regulatory com-pliance. Where the Design Standards topicallyoverlap with other pertinent regulations, themore stringent requirement shall apply.

New construction, renovation, rehabilitation,sign replacements, lighting or façade treatmentswithin the area (hereafter, "projects") shall allbe subject to review and approval by NorwalkRedevelopment Agency staff for consistency

with the following Design Standards.Applicants may appeal staff reviews to theRedevelopment Agency Board ofCommissioners. Applicants are urged to allo-cate sufficient lead time for their projects,allowing for design review, possible follow-upreview in the event of modification require-ments, and subsequent land use approvals.Applicants must submit original scaled draw-ings of their proposal to the Agency, indicatingcolor, materials, and location. Design reviewwill not address interior elements of a project.

The Design Standards employ four basic crite-ria: Scale, Coherence, Context, and Character,each of which is explained below.Underpinning these criteria is the Plan's overar-ching vision for the area as a vibrant urban res-idential neighborhood, where low and mid-risebuildings support the pedestrian experience andthe human scale, and where new architecture isconsonant with traditional, historic buildings.A litmus test for projects' likely compliancewith the standards is how positively an answercan be given to the question, "If I lived here,how would I like walking by the project on myway home each day?"

The Design Standards begin with an explana-tion of the guiding criteria employed in thedesign review process, followed by a descrip-tion of how the criteria may be applied.

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Figure 31: The ‘walk-home’ test.

G U I D I N G C R I T E R I A

SCALEIs the project's scale appropriate to the area,and/or to its neighbors?

1. Issues evaluated when applying this crite-ria may include minimum and maximum rec-ommended stories and heights of a building,along with density and setbacks (theowner/developer will also have to meet mini-mum zoning requirements associated withthese issues). Most existing structures in thearea are 2-4 stories, and this height is currentlyconsidered an appropriate target for new con-struction. Subject to zoning approval and theprovision of appropriate open space, historicpreservation, or affordable housing, up to twoadditional stories can be added as a bonus to theas-of-right allowance.

2. Length and depth of a building willalso be evaluated, attempting to reach a balancebetween the desirability of creating or main-taining a continuous street wall, and managingthe negative effect that can be generated by themonotony of an unbroken, undifferentiatedexpanse of building frontage. Building exteri-ors fronting on public streets should be builtconsistently to the front of the property line,creating or maintaining a street wall with adja-cent structures. Typical frontages range from30-50 feet long. Any structure with a façadegreater than 50 feet in length, measured hori-zontally, should incorporate wall plane projec-tions or recesses having a depth of at least 3%of the length of the façade and extending atleast 20% the length of the façade. No uninter-rupted length of any façade shall exceed 50feet.

CONTEXTDoes the design for the project fit in well withits surroundings and its neighboring proper-ties?

Although it is not always advisable that a build-ing's design should emulate or attempt to matchthat of its neighbors, design should certainly beresponsive to its surroundings, so that theeffect, once complete, is one that enhances - notdiminishes - adjacent property and that of thesurrounding community. The criterion alsoapplies in practical matters: the project's effecton issues such as pedestrian circulation, trafficsafety, and way finding is also related to con-text.

1. Materials for new construction shouldreflect predominating historical buildings in thearea, emphasizing stone and brick masonry andwood. Neutral, darker, and muted colors aresuggested for the large base areas of a new orrehabilitated building (masonry, stone, etc.),while contrasting colors of a perhaps brighterhue should be reserved for trim and details.Masonry should display its natural appearanceand not be painted or covered.

2. Issues discussed in 1., above, will beparticularly scrutinized with respect to adjoin-ing properties and those in the immediate vicin-ity. Also evaluated with respect to adjacent andsurrounding properties will be issues associatedwith continuity of streetscape, landscape, light-ing and façade treatments, circulation, wayfinding, noise, and safety.

3. As an urban area, featuring historicarchitecture and seeking to encourage a pedes-


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Figure 32: ‘Main Street Scale’

Figure 33: Materials in Context.

trian environment, the area's parking should belocated on - street, within parking structures, tothe rear of parcels, screened from the street orlocated below grade. Wherever possible,landowners and public agencies should worktogether to provide through block passageways,alleys, or other pedestrian access from the park-ing area directly to the main street on which themotorist's destination is likely to front. At thevery least, applicants should present for reviewa clear scheme for pedestrian connectionbetween a given user's parking space and thearea's major pedestrian circulation routes.Parking structures should be designed to beaesthetically appealing, incorporating amplelight and landscaping.

CHARACTERDoes the quality of the design result in a netgain to the historic, urban character of thearea?

The area has numerous examples of quality his-toric architecture.

1. Chief among the elements that affect anarea's character is the exterior appearance of itsbuildings. Façade treatments should incorpo-rate an articulation (rooflines, bays, columns,bands, and ornamental elements) that respondsto the existing urban fabric of the area and pro-vides variety in the design. Facades shouldemphasize an active relationship with the street,including working entrances, large ground floorstorefront windows, and general fenestration,including window and door openings, whichrelate in both scale and rhythm to neighboringstructures. Tinted or reflective glass is discour-

aged; rather, windows and doors of the façadeshould facilitate a visual relationship betweenthe exterior and the interior of the building,drawing the eyes of potential shoppers in, andallowing clerks and storeowners a view out,and an 'eye on the street.' Lettering, graphics,flyers or any display on a window should occu-py no more than 10% of the total area of thewindow. Traditional architectural features of atypical building façade are as shown in Figure36. Rehabilitated structures should maintain,uncover, restore, or replicate such architecturalfeatures whenever possible. Facades of newlyconstructed buildings should also observe thesefeatures in ways that are appropriate to theiroverall design.

2. One thing that can often bring charac-ter to historic buildings is their rooftop ele-ments. Historic buildings often have distinctiverooflines and cornices. Turrets, chimneys, anddormers are also encouraged to introduce visu-al interest. Mechanical equipment required atthe top of a building should be screened frompublic view with materials of similar type andquality to those of the rest of the building.

3. Signage should be appropriate, and wellplaced. Signage appropriate to its context issensitive to both the color and materials of thesurface on which it is placed and well-matchedto the setting of the street and architecturewhere it is located. Internally illuminated boxlights ("cabinet signs") are specifically prohib-ited for the area. Where signs are lit, externalillumination is preferred. In addition to surfacemounted wall signs, other signs allowed in thearea include projecting signs, marquis, banners,

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15’ MIN.

PUBLIC PARKING AREA

PUBLIC STREET

(BUILDING) PED.

WAY TO STREET

Figure 34: Parking sensitive to context.

Figure 35: Facades which complement theneighborhood character

and (for upper story businesses)manual changeable copy signs. Thepreservation and maintenance ofsigns painted on the exterior walls ofhistoric buildings displaying thenames of the original businesses, ornames of buildings or tenant busi-nesses engraved into the façade of abuilding, or other historic signage isencouraged.

Buildings of significant age typicallyincorporated in their architecture adesignated place in their façade forsignage called a "signage band," orin the City's Building ZoneRegulations, the "sign frieze"; whenavailable signs should be located inthese areas. Although newer build-ings may not have these architectur-

al features, the best location for horizontal wallsigns is typically 9 - 14 feet above the level ofthe sidewalk. When selecting a height to mounta sign, attention should be paid to the height ofsigns on adjacent or surrounding buildings.

4. The Plan anticipates the production ofover 1,000 new housing units within a .25 mileradius of central Wall Street (ref. Fig. 41). Thisinfusion of residential population in a mixeduse district which includes stores, restaurants,movie theaters, the Norwalk River, a majortransportation node, banks, the Norwalk PublicLibrary, and other land uses within a 5 - 10minute walking distance bodes well for a sig-nificant increase in pedestrian traffic through-out the area. A strong public interest in mini-mizing the degree to which those residents' cars

exacerbate area traffic points directly to theneed to devote ample attention and resources todesign which appeals to pedestrians and bicy-clists.

As a pedestrian walks along an area street, thestreet level uses should produce an experienceof the environment that is safe, comfortable,and welcoming. Public and private developersshould create a pedestrian experience where anarea visitor or resident lingers, explores, andvisits several destinations, adding both to thevibrancy of the streets and to the customer poolof area businesses. Street level uses should bevisually appealing as experienced at the pedes-trian level (see SCALE and CHARACTERprovisions as related to facades, above) andthey should incorporate clear and easyentrance/egress. Where the ground floor use isresidential, decorative lights, stoops, frontporches and other welcoming architectural ele-ments are encouraged, but should be accompa-nied by clear delineations of public and privatespace.

Streetscaping, landscaping, and pedestrianamenities should be significantly improvedthroughout the area to elevate the quality of apedestrian environment which is pleasant, safe,and attractive.

The Plan identifies locations in the area that are"pedestrian - vehicle conflict areas." Suchlocations in particular, and crosswalks in gener-al, should be designed and constructed withmaximum consideration given to pedestriansafety. The use of pavers, cobblestone, or othermaterial that offsets and differentiates the


Introduction

§8-125(c)(1)

§8-125(c)(2)

§8-125(c)(3)

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Figure 36: Traditional architectural facade.

Figure 37: Street level uses should welcomethe pedestrian

crosswalk from the cartway is one techniquethat can be used. In addition, the placement ofa 'knuckle' or an island is recommended, espe-cially for pedestrian-vehicle conflict areas. Amore modest alternative is the placement of abreak-away, reflective bollard between the twolanes of traffic, in the crosswalk. 'Bulb-outs' or'dog-legs' are recommended whereby the roadis narrowed at the crosswalk location to thewidth of the through lanes only and shorteningthe distance the pedestrian must cross to reachsafety on the other side. Finally, studies haveshown that a degree of reassurance is experi-enced by pedestrians when their walkway iselevated above the cartway and that trafficcalming can be achieved with speed humps,raised tables, and raised intersections.Therefore, a final recommendation is thatcrosswalks in pedestrian-vehicular conflictareas be constructed in the form of raised speedtables, 22 feet long in the direction of vehiculartravel, 3-6 inches above grade at their center-point, and with other specifications as recom-mended by the Institute of TransportationEngineers (ITE).

Throughout the area, sidewalks, parks, plazas,through-block arcades, and open space alikeshould be generously improved to include sitefurniture to introduce elements of human scaleand comfort. Benches, streetlights, granitecurbing, bollards, trees and greenery, wastereceptacles, kiosks, and way finding signs arerecommended. Streetlights should be of a stylethat contributes to the coherence of the area'shistoric theme, and be of a scale that is modestenough to contribute to a pedestrian contextwhile providing enough illumination to meet

the safety standards of the IlluminatingEngineering Society of North America(IESNA). Also recommended is a cost-benefitanalysis of leasing the fixtures (through theutility provider) versus purchasing the fixturesoutright. Way finding signs and kiosks shouldbe professionally designed and produced with aunified look and an area-wide function in mind,so that people navigating the area benefit froma comprehensive, coordinated system of sig-nage directing them to their desire destinations.

COHERENCEDoes the project's design reflect a properobservance/respect for key thematic elementscharacterizing the area, incorporating - or con-tributing to - those themes?

1. According to tax assessment data,structures included in the Plan's area were builtbetween 1830 and 2000. A vast majority of thebuildings were built in the hundred yearsbetween 1850 and 1950, and, as a general mat-ter, the style of new construction should aim forcompatibility with (but not emulation of) late19th -, early 20th-century architecture. Thetheme of local history, historic architecture, andhistoric preservation is prominent within thedesign review process' criterion of coherence.Any rehabilitation to existing buildings on theNorwalk Historic Resources Inventory will bereviewed for consistency with the Secretary ofthe Interior's Standards for Rehabilitation.

2. The intended addition of significanthousing development in the area makes urbanresidential development (and compatibilitytherewith) a significant element in the coher-

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Figure 40: Bulb outs with bollards

Figure 39: Pedestrian “knuckle” or island

Figure 38: Use of different material for thecrosswalk

ence criterion. Projects will be reviewed in partwith an eye towards the project's experience byresidents, and whether and how the project willimpact the development of the area as a pleas-ant residential mixed-use neighborhood.

3. A third important theme of the area isthe Norwalk River. Projects will be reviewedin part with an eye towards whether and howthe project will promote the river as a promi-nent and more actively-enjoyed feature in thearea.

4. The area's role as the traditional centerof Norwalk will have implications for designand be considered in the design review process.Is the quality and appearance of the designappropriate to a neighborhood strongly identi-fied with the city's traditional center?


Introduction

§8-125(c)(1)

§8-125(c)(2)

§8-125(c)(3)

§8-125(c)(4)

§8-125(c)(5)

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III. SIII. STREETSTREETS & U& UTILITIESTILITIES[Sec. 8-125(c)(3) the location andextent of streets and other public utili-ties, facilities and works within thearea;]

The location and extent of streets and other util-ities in the area are shown in the maps includedin Appendix F: Utilities. Redevelopment willbe enhanced through close coordinationbetween each utility service provider and theCity to provide opportunities for infra-structure upgrades. Such coordinationwill require the City to notify each utilityservice provider of planned road reloca-tion and improvements to the Wall StreetBridge.

Existing Streets, Traffic, and Parking

Streets and Traffic

The area's transportation web consists oflocal streets as shown in Figure 41, sig-nificant pedestrian traffic and of thePulse Point bus transfer station.Currently, traffic and pedestrian circula-tion are characterized by problems relat-ed to wayfinding, parking, and pedestri-an-vehicular conflict areas. The Planproposes to address these in conjunctionwith promoting increased residentialdensity in the area. Implementation ofthe plan will lead to additional residentialpopulation in the area, more develop-ment, and more available parking. As aresult, the Plan anticipates and providesfor new and enhanced amenity require-

ments to accommodate increased pedestriantraffic and to address existing pedestrian/vehic-ular conflict areas, as discussed further in thissection.

There are four (4) significant gateways to thearea. These gateways each project an image ofWall Street and exercise significant influenceon how the area is perceived. For those rea-sons, they have been designated to receive sub-stantial public improvements. They are:

Figure 41: Traffic circulation

Introduction1. The intersection of West Avenue,

Belden Avenue and Wall Street;2. The intersection of Belden Avenue

and Cross Street;3. The intersection of Main Street and

Cross Street/Route 1; and 4. The intersection of East Avenue and

East Wall Street.

The major roadways in the area are Burnell


Introduction

§8-125(c)(1)

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Map 4: Public Parks and Parking

Boulevard, Cross St./Route 1, and Wall Streetrunning east and west, and Belden/WestAvenues and Main Street running north andsouth.

The Norwalk River passes under the easternportion of the area. Two bridges, located onWall Street and Burnell Boulevard respectively,allow vehicular and pedestrian traffic to crossover the Norwalk River. All roads located with-in the area (besides Cross St.) are, under theConnecticut DOT classification system, 'localstreets,' and, with the exception of BurnellBoulevard, permit two-way vehicular traffic.Burnell Boulevard is the location of the "pulsepoint", or point of origin and return, for the Cityof Norwalk's public bus system. The location ofthe current pulse point requires that the conver-sion of Burnell Boulevard into a two-way streetinclude appropriate street widening to accom-modate two-way traffic and bus safety.

Pulse Point

The radial street pattern in Norwalk necessi-tates a centrally-located transfer station or"pulse point" from which ridership traveling toand from a wide array of locations may easilyavail themselves of the area's bus routes. Withthe Pulse Point's location in the physical centerof the city, the radial system becomes the mosteconomically efficient way of providing serv-ice. Daily service at the pulse point runs fromapproximately 6:00 AM to 7:00PM (nightlyservice to other municipalities may extend until10:00PM). On a daily basis, approximately1,500 individuals use the pulse point to transferbetween bus routes. During peak hours, up to21 busses from 4 transit authorities pass

through the pulse point.

The Norwalk Transit District provides a varietyof public services to those individuals that uti-lize the pulse point including the WHEELS net-work which offers bus routes serving localroads and commuter shuttles linking the SouthNorwalk Train Station and several of the City'slargest employers. In addition the transit districtoffers shuttle service along three transit lines toneighboring towns. These shuttle lines include(1) Coastal Link, which travels along the Route1 corridor and serves the greater Bridgeportarea, (2) Connecticut Transit 41 which connectsto Stamford and (3) Route 7 Link servingRidgefield and Danbury.

Recognizing the utility of a multi-modal facili-ty, the Norwalk Transit District is graduallyexpanding its service at the South NorwalkTrain Station. The location of the current pulsepoint requires that the conversion of BurnellBoulevard into a two-way street include appro-priate street widening to accommodate two-way traffic and bus safety.In addition the NorwalkTransit District is planningto construct a permanentcanopy and other physicalimprovements in order toincrease public safety andpedestrian amenity at thepulse point. The TransitDistrict will finance theseimprovements using a vari-ety of governmental fund-ing sources.

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Figure 42: En route to the Pulse Point

Figure 43: The Yankee Doodle Garage

Parking

As shown in Map 4, parking is availablethroughout the area in the form of on-streetspaces, structured parking facilities (i.e.,Yankee Doodle Garage) and public and privatelots. The area has approximately 1,500-1,600parking spaces. Surface parking lots are locatedon Redevelopment Parcels 1, 2a and 3a.

The existing parking area on RedevelopmentParcel 1 serves the Norwalk Public Library, themunicipal Courthouse facility and two privatebuildings.

Redevelopment Parcel 2a contains two openparking areas bordered by Isaacs Street andLeonard Street. The Isaac Street parking areaserves the general public and employees of thebusinesses within the immediate area. Asdevelopment occurs at this site, due considera-tion must be given to accommodating the inter-im parking needs of area businesses during theconstruction phase.

A prominent feature of Redevelopment Parcel 3is the open parking area bordered by MainStreet and High Street. This parking area servesthe businesses located along the border of thisRedevelopment Parcel.

The Yankee Doodle Garage is the only struc-tured parking facility within the area. Borderedby Burnell Boulevard, the Yankee DoodleGarage serves the businesses onRedevelopment Parcel 2b as well as theNorwalk Post Office. This plan calls forimproved lighting and signage at the Yankee

Doodle Garage in order to increase public safe-ty and encourage wider use of the garage.

On street parking is concentrated along WallStreet and Main Street. Despite the availabilityof these spaces, the area lacks a coordinatedsignage and directional program directingmotorists to available parking.

Proposed Streets, Traffic, and Parking

To improve the condition of traffic and congest-ed streets in the project area, the following ini-tiatives are proposed for this Plan.

1. Convert Burnell Boulevard to two-waytraffic to improve area circulation.2. Implement pedestrian safety and trafficflow improvements to the Belden Avenue andCross Street intersection. The City may accom-plish this by creating more visible crosswalksand wayfinding signage while altering trafficlight signalization to allow more efficient traf-fic flow to the local streets serving the WallStreet area.3. Implement internal access improve-ments within the Leonard Street and IsaacStreet block to increase safety and rationalizetraffic circulation there. Such improvementsshould include clear wayfinding signage delin-eating the local street from the adjacent parkingareas.4. Implement a comprehensive, area-widesignage system directing traffic to parking areasto address real and perceived parking shortagesfor area visitors.5. Execute physical improvements to theCross Street and Main Street intersection and


Introduction

§8-125(c)(1)

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Figure 44: Pedestrian walkway behind Wall

Figure 45: Wayfinding system

widen the Route 1 Corridor in order to accom-modate volume increases in vehicular andpedestrian traffic resulting from redevelopmentactivities within the Wall Street area.Particularly, a 1999 ConnDOT study (#102-264) exploring the possibility of wideningCross Street should be used to advance this ini-tiative and procure funding.

To improve parking in the project area, existingmunicipal and non-municipal parking areas,including the Isaac Street lot, the Mott/BeldenStreet lots, and the High Street lot will all beredeveloped to increase their capacity in con-junction with the development initiativesdescribed in Section II. Land Use. As describedbelow, a clear signage system will be imple-mented to provide adequate signage to effec-tively direct motorists to parking lots in thearea.

As the project area increases its residential pop-ulation and develops as a mixed use residentialneighborhood, the city will pursue creating amore pedestrian-friendly environment toincrease resident convenience and discourageunnecessary vehicular trips within the area. Awayfinding system that posts clear and fre-quently-occurring map signs directing peopleto the locations they seek will be a key strategyto meet this objective. Additionally, the follow-ing initiatives will be pursued.

1. Rationalize and reconfigure the BeldenAvenue, West Avenue and Wall Street intersec-tion by creating a traditional, "T" shaped inter-section and by increasing the visibility ofpedestrian crossings.2. Convert the intersection of Wall, High

and Knight Streets into an urban pedestrian cor-ridor closely resembling the former St. John'sPlace once located at the site.3. Implement improvements to FreesePark including public safety lighting and thereconfiguration of the existing pedestrian walk-way, aligning the walkway along the NorwalkRiver. Such improvements will allow the Cityto take advantage of the park's status as a river-front vista and the most significant greenspacein the Wall Street area.4. Where feasible, acquire the necessaryeasements and properties to expand the amountof open space along the Norwalk River in orderto improve recreational access to this naturalamenity.5. Improve the public space located alongthe rear of those buildings that face Wall Streetand are located within Redevelopment Parcel2b, thus offering pleasing and convenientpedestrian access between the Yankee DoodleGarage and the businesses within the WallStreet area (see Figure 44).6. Implement traffic calming measuresand enhanced crosswalks in pedestrian-vehicu-lar conflict areas (as identified in Figure 41).

Wayfinding System

A traffic and circulation study performed forthe Wall Street Planning Update (2003) gener-ated recommendations for a wayfinding systemto rectify a condition in the area noted by many:that much is available in the area, but locationsare not readily apparent.

Wayfinding systems are comprised of pedestri-an-friendly signage that provides quick andclear direction to one or several locations in an

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Figure 47: Freese Park

Figure 46: High Street Walkway

area. The wayfinding system for the areashould be developed at gateways indicated onFigure 41, and at every street intersection withWall Street in the area. The signage systemshould include a large 'Parking' sign with anarrow, and a pedestrian-scaled map/directorysign pointing to the locations of other amenitiesand services available in the area. An exampleis shown in Figure 45.

West/Wall Intersection

The travel lanes at this location should bereconfigured (as shown in Figure 44) toenhance traffic flow and provide sufficientroom for pedestrian movement at this busyintersection and proposed Norwalk 'Common.'

High Street Pedestrian Corridor

The traffic and circulation study for the WallStreet Update 2003 found that the High / Wallintersection was one of the most difficult anddangerous in the area. It also proposed makingthe southern end of High Street into a pedestri-an corridor to address this problem. This pro-posal will be implemented under the Plan, asshown in Figure 46.

Freese Park

Currently, Freese Park, situated along theNorwalk River, north of the Head of theHarbor, is the only significant public openspace in the area. Enjoyment of the park ishampered somewhat by its aging equipmentand infrequent maintenance. Under the Plan,Freese Park shall receive landscaped plantingalong its Main Street edge, regular tree-pruningand lawn care, and updated benches, waste

receptacles, and railings.

Greater Waterfront Access

In concert with zoning provisions for water-front access, this Plan shall gradually increaseand improve public access to the NorwalkRiver, eventuating in comprehensive riverfrontaccess throughout the area. The southern por-tion of Redevelopment Parcel 3 shall includegreen space and an esplanade (see Figure 48).

Pedestrian Way along the Rear of Buildings

As shown in Figure 44, Redevelopment ParcelParcel 2b includes a pedestrian throughwayconnecting Belden Avenue and River Streetbehind the buildings fronting Wall Street inRedevelopment Parcel 2b. This throughwaywill provide quick, pleasant, and convenientpassage for users of the Yankee Doodle parkinggarage to the Post Office and Library. Thewalkway may also serve as a secondary accessto businesses in the Redevelopment Parcel solong as the primacy of the Wall Street façade ispreserved.

Wall Street Common

Civic and commercial uses, landscaped edges,safe pedestrian linkages across theBelden/West/Wall/Mott intersection and apedestrian way lining the rear of Redevelop-ment Parcel 2b are the key elements in the cre-ation of a classic agora, or ‘commons’ withinthe area. Such improvements will generate arecognized public gathering place proximate tothe area’s public amenities and private busi-nesses.


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Figure 48: Smith Street green space,esplanade and pedestrian amenities

Figure 49: West, Wall, Mott, and Beldenintersection: ‘Wall Street Commons’

Public Utilities

Appendix F: Utilities includes maps describingutilities in the area as understood by the City ofNorwalk. The City makes no guarantee as tothe maps accuracy and expressly urges devel-opers and property owners to conduct their ownsurveys.

Water Supply

The First District Water Department (FDWD),a municipal water company (separate from theCity of Norwalk), provides potable water serv-ice to the Wall Street area and other portions ofthe City. FDWD has two separate sources ofsupply, consisting of four surface reservoirs(located north of the project area in bothConnecticut and New York State) and ground-water wells at the Deering Well Field (locatedin Norwalk adjacent to the Norwalk River,north of the study area).

These sources provide a combined yield ofapproximately 8 million gallons per day (mgd).Water from each source is treated in separatefacilities. The FDWD system also maintainsinterconnections with the Bridgeport HydraulicCompany and Second District WaterDepartment networks.

In the project area, the FDWD distribution sys-tem consists of water mains of varying widths.These water mains extend in an alignment asillustrated in Appendix F.

All water flows within the FDWD system arepumped using booster stations. FDWD also

maintains water at sufficient pressure for firefighting purposes. According to FDWD data,individual fire hydrant flow rates in the projectarea generally range up to 2,500 gallon perminute (gpm) and are sufficient to maintain rea-sonable insurance rates.

Sanitary and Storm Water Sewer System

The City's Department of Public Works pro-vides the area with storm water managementand sanitary facilities. In 1999, the City com-pleted upgrades to its wastewater treatmentfacility, reducing inflow and infiltration to min-imize combined sewer overflow during stormevents and separating storm and sanitary sew-ers. Currently, 95% of the storm and sanitarysewers, city-wide, have been separated. Allstorm drainage piping and sanitary sewers inthe Wall Street area has been separated. TheCity's Advanced Wastewater Treatment facilityis located on the east side of the Norwalk River,south of the project area, and has a treatmentcapacity of 18 mgd and meets State require-ments for reductions in nitrogen discharges.

The improvements to the wastewater treatmentfacility were designed to accommodate anaffective local population (residents businessesand public institutions) of 120,000 until theyear 2020. The City's current effective popula-tion is 83,000, allowing for sufficient stormdrainage and sanitary sewer capacity to meetthe needs of development in the Wall Streetarea.

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Existing Gas

Natural gas is supplied to the area by YankeeGas (YG), one of three companies providingnatural gas in Connecticut. The gas is pipedfrom the gulf coast to Norwalk by interstatepipeline. Yankee then meters, takes possession,and distributes it to customers throughout thecity.

Gas is distributed within the area at three differ-ent pressures. Low pressure gas lines provide0.25 psi (pounds per square inch) to residentialand small commercial properties. Mediumpressure gas line provides 30 psi to commercialand small industrial properties. A high pressuregas line provides 99 psi allowing YG to accom-modate development of almost any size. Gasservice is distributed through pipes of varyingwidth. These pipes are comprised of plastic,cast iron and steel.

As indicated in Appendix F, both low and inter-mediate pressure lines run under the streetscomprising the border of the project area.Single low or intermediate pressure lines arelocated along Smith Street, Mott Avenue,Byington Place, Belden Avenue, Main Streetand High Street. Single low or intermediatepressure lines serve the western portions ofWall Street and Burnell Boulevard. Multipledistribution lines pass under Commerce Street,the Wall Street Bridge and connect to EastAvenue. The five proposed redevelopmentparcels may access gas service from distribu-tion lines running beneath adjacent streets.

Within the past three years YG has invested in

significant capital improvements to its gas dis-tribution system within the Wall Street area.Yankee is committed to working with new andexisting customers should additional modifica-tions to the system be necessary to meet pro-jected demands. Previous improvements willensure a reliable flow of gas in the event of highdemand.

Electric

Electric service is provided by the ConnecticutLight and Power Company (CL&P). CL&P'sservice area covers 4,400 square miles and sup-plies 1,100,000 customers in 149 municipali-ties. CL&P is one of three suppliers of electricpower in Norwalk. Electric power is deliveredto Norwalk via 115 KV and proposed 345 KVtransmission power lines. These primarypower lines connect to the company's Norwalksubstation located on New Canaan Avenue(Route 123) in the vicinity of an off-ramp forState Route 7. At this substation, CL&P regu-lates and distributes power at 27.6 KV, 13.8 KVand 4.8 KV to Norwalk, New Canaan, Westportand Wilton.

Electric power is distributed to the Wall Streetarea utilizing a network of underground andabove ground power lines. As indicated inAppendix F, underground lines exist along theentirety of Belden Avenue, West Avenue andMain Street. Underground lines follow IsaacsStreet, Wall Street, Burnell Boulevard andKnight Street. At the point where undergroundlines end, the network continues with overheadlines. The voltage provided by the secondarydistribution network is further regulated by


Introduction

§8-125(c)(1)

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transformers located throughout the area andmeters located at the property of participatingcustomer. Underground network systemsafford the customer a redundant electric powersupply and has a maximum available fault cur-rent at the customers main switch of 100,000RMS symmetrical Amps.

Service from above ground power lines can bewithin automatic zones which increase reliabil-ity. In addition, those properties adjacent to theunderground power lines can be served via atrench utilizing a conduit connecting the linesfrom the public right of way to a private cus-tomer's property. CL&P's distribution networkis to remain in its present configuration for theforeseeable future. This configuration provideselectric power to each proposedRedevelopment Parcel. Redevelopment activi-ties will require coordination between the Cityof Norwalk and CL&P. Road reconstruction,sidewalk and streetscape improvements com-pleted in association with redevelopment activ-ities will require coordination with CL&Pbecause much of the underground power net-work runs under existing sidewalks.

Telecommunications

Telecommunication services - including localand long distance telephone, high-speed inter-net and business data lines - are provided bySBC Southern New England Telephone(SNET) and Cablevision Systems.

Local and long distance phone service is pro-vided by SBC SNET, a subsidiary of SBCCommunications. SNET first entered the com-

mercial telephone market in 1878 and wasrecently purchased by San-Antonio-based SBCCommunications. SBC SNET is the incumbentlocal-exchange carrier in Connecticut, withmore than 2 million access lines in service.

The entire project area is DSL-capable as aresult of the presence of copper exchange cable.Given the projected residential development,reinforcements and/or additions to the conduitsand manholes within the project area may berequired. This work would take place in con-junction with the road reconstruction and rede-velopment activities. The details and schedul-ing of any utility work associated with the pro-posed redevelopment project would beaddressed at pre-construction meetings to becoordinated by the City.

Cablevision recently completed a $5 billionupgrade to its network infrastructure.Cablevision's network combines fiber and co-axial cable is located both above-ground andsub-surface. The aerial portion of this networkutilizes the same above-ground infrastructureas the electric service provider, CL&P.However, fiber optic service is not available toall of those businesses and residences withinthe Wall Street area.

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Introduction

§8-125(c)(1)

§8-125(c)(2)

§8-125(c)(3)

§8-125(c)(4)

§8-125(c)(5)

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[Sec. 8-125(c)(4) schedules showingthe number of families displaced by theproposed improvement, the method oftemporary relocation of such familiesand the availability of sufficient suitableliving accommodations at prices andrentals within the financial reach ofsuch families and located within a rea-sonable distance of the area fromwhich they are displaced;]

Properties to be Acquired

As proposed, the Plan encompasses fiveRedevelopment Parcels. Assembling propertyin a Redevelopment Parcel may require theacquisition of privately-held properties.Assembly could require the Agency to assist inthe acquisition of up to thirty-two (32) proper-ties. As stated in I. Description of Area, inclu-sion in a Redevelopment Parcel means that aproperty has been identified as critical for meet-ing the goals of the Plan. Acquisition may ormay not be a means by which the Agencyaddresses the property’s role in the Plan, andthe actual number of properties subject toacquisition will depend on the terms of theLand Disposition Agreements between theNorwalk Redevelopment Agency and privatedevelopers. The privately held properties,potentially subject to acquisition in connectionwith this Plan, are listed in Table 2.

Acquisition will occur by RedevelopmentParcel. Acquisition cannot commence until theCommon Council of the City of Norwalk pass-es a resolution adopting this Redevelopment

Plan. It is anticipated that acquisitions will becompleted thirty-six (36) months from the datethe City of Norwalk adopts this Plan.

Schedules of Displaced Families

The land acquisition, as described in this plan,may result in the displacement of families cur-rently residing within the areas that comprisethe Redevelopment Parcels. An inventory ofresidential properties found within the bound-aries of the proposed Redevelopment Parcelsindicates this plan could dislocate up to twenty-three (23) households. The accompanyingTable 3 denotes the number of households ineach parcel by address that the Plan willimpact.

IVIV.. RRELOCAELOCATIONTION

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No. Dev Parcel PARCEL ID1

1 2a 1-29-18-0 2 ISAACS ST ST2 1-29-28-0 21 ISAACS ST ST3 1-29-25-0 23 ISAACS ST ST4 1-29-24-0 18 ISAACS ST ST5 1-29-23-0 31 ISAACS ST ST6 1-29-54-0 19 ISAACS ST ST7 1-29-63-0 20 ISAACS ST ST8 1-28-15-0 28 LEONARD ST ST9 1-28-16A-0 26 LEONARD ST ST

10 1-28-16-0 24 LEONARD ST ST11 1-28-17-0 22 LEONARD ST ST12 1-29-9-0 77 WALL ST ST13 1-29-8-0 83 WALL ST ST14 1-29-7-0 97 WALL ST ST15 1-29-14-0 65 WALL ST ST16 1-29-13-0 61 WALL ST ST32 1-29-10-0 71 WALL ST ST17 1-29-6-0 731 WEST AV AV18 1-29-4-0 717 WEST AV AV

2b19 3 1-66-30-0 1 COTTAGE PL PL20 1-59-8-0 6 SMITH ST ST21 1-66-29-0 15 HIGH ST ST22 1-66-21-0 20 MAIN ST ST23 1-66-25-0 12 MAIN ST ST24 1-66-38-0 26 WALL ST ST25 1-59-4-0 15 WALL ST ST26 1-59-3-0 17 WALL ST ST27 1-59-2-0 19 WALL ST ST28 1-59-5-100 9 WALL ST ST29 1-59-6-0 7 WALL ST ST30 1-59-7-0 5 WALL ST ST31 1-59-13-0 9 WALL ST ST

4

ADDRESSNo Acquisitions Required

No Acquisitions Required

No Acquisitions Required

Table 2: Redevelopment Parcel properties


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Method of Relocation

The Agency will coordinate the acquisition ofthose privately-held properties deemed criticalto realizing the Plan’s goals within theRedevelopment Parcels and seek permanentrelocation for all displaced households. In addi-tion the Agency will be responsible for identi-fying suitable living accommodations for thosefamilies displaced as a result of this project.The method of relocation for the familiesshown in Table 3 shall be that described in theCity of Norwalk's Wall Street Relocation Plan,which is on file at the Agency. The Agency willadhere to the federal or state UniformRelocation Assistance and Real EstateAcquisition Policies Act for displaced personsas they may apply, including businesses, organ-izations, families, and individuals displaced inthe implementation of this Plan.

Availability of Sufficient Suitable LivingAccommodations

The Redevelopment Agency is responsible foridentifying suitable replacement housing, with-

in a reasonable distance, for those families dis-located as a result of this redevelopment plan.According to the Norwalk, CT ConsolidatedPlan for Housing and CommunityDevelopment, Norwalk has a housing stock ofapproximately 32,000 units of which 3,999(12.2%) are designated affordable.

Studies show an adequate housing stock and anactive market from which to select a replace-ment unit. This group of households will be eli-gible for financial and other assistance duringthe relocation process.

In an attempt to quantify the availability andcost of market rate rental housing in Norwalk,the staff reviewed real estate classifieds pub-lished in the Norwalk Hour for the days includ-ing January 28, 2004, January 30, 2004 andFebruary 2, 2004. Based on the findings fromthis timeframe, the median number of one-bed-room apartments was thirty-one (31). Rents forthese apartment range between $500 and$1,700. The median number of two-bedroomapartments was twenty-nine (29). Rents forthese apartments range between $1,100 and

Redevelopment Parcel PARCEL ID Families1 n/a n/a n/a n/a 0

2a 1-29-23-0 31 ISAACS S ST 62b n/a n/a n/a n/a 03 1-59-4-0 15 WALL ST ST 3

1-59-5-100 9 WALL ST ST 144 n/a n/a n/a n/a 0

ADDRESS

Table 3: Displaced households

$2,200. The median number of three-bedroomapartments was twelve (12). Rents for theseapartments range between $1,300 and $2,000.The median number of four-bedroom apart-ments was three (3). Rents for these apartmentsrange from $1,850 and $2,000. In addition, sev-eral larger apartment complexes in the areaadvertised availability without providing thenumber of units available.

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[Sec. 8-125(c)(5) present and proposedzoning regulations in the redevelopmentarea;]

Present zoning for the area is as shown in Map 5,attached. Regulations pertaining to each zone areincluded in Appendix E.

Most of the area is zoned Central Business DesignDistrict, or 'CBD,' a positive outcome of the 1986Business District Management Plan. This zonedesignation continues to reflect most of the goalsand objectives for the area today and as articulat-ed in this Plan. For example, the CBD-A zoneprohibits ground-floor residential uses, a conceptwhich could well be expanded to sub-areas B andC. Existing zoning also encourages such ameni-ties as through-block arcades, pedestrian plazas,day-care centers, and atria.

Additionally, although current CBD zoningmatches well with many of the Plan's goals andobjectives, those goals and objectives might bequicker realized with an expanded AmenityIncentive Provisions section. Additional ameni-ties to incentivize could include: water-dependentuses, affordable housing, historic preservation,sidewalk cafes, and esplanades. Incentives whichcould be added to the existing list of bonusesinclude parking relief, more coverage, densityincreases, and setback requirement reductions(subject to state statutes).

The CBD zones do not, however, extend to thefull reach of the Plan area. As shown in Map 5,the area also encompasses property that is zonedD, I-1, and, in the case of Mill Hill, EVD. Exceptfor Mill Hill, where non-CBD zoning exists onproperty designated as part of a RedevelopmentParcel, such zoning could pose an obstacle to

meeting the goals and objectives of the Plan. Aprime example is the I-1 zone on Cross Street, themajority of which is included in RedevelopmentParcel 4 whose proposed land uses include 290units of housing.

Objective 2c of the Plan is to "Increase the resi-dent population in the area, offering a greaterrange and quality of housing options in a desirableneighborhood." One aspect of the CBD zone'sregulations that causes concern is its emphasis onefficiencies and one-bedroom units (§118-504B5). This emphasis should be reassessed andprobably changed if this Plan is to be responsiveto the marketplace and the housing needs of adiverse population of Norwalk families.

Listed in the Wall Street Plan Update (2003)among development opportunities is the creationof Artist Lofts and Live/Work Units, especially inthe area currently zoned CBD-C. This initiative isfurther discussed in Section II Land Use of thisPlan and would require the addition of such a cat-egory as "Live/Work Unit" or "Residential UnitBusiness Pursuit" to Article 10 of the zoning reg-ulations, and as allowed uses above the first floorin the CBD zones.

Finally, in order that sidewalk cafes may be addedto the amenities in a renewed Wall Street neigh-borhood, Norwalk should adopt a new provisionunder Article XV of the Norwalk Code ofOrdinances, allowing the day-to-day placement oftables and chairs on city sidewalks so long as thegreater width of six (6) feet or one third (1/3) ofthe sidewalk is left clear for pedestrian traffic.Excluding sidewalk café seating from the equa-tion used to calculate parking requirements underzoning would form the other half of the regulato-ry framework for encouraging sidewalk cafes.


Introduction

§8-125(c)(1)

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VV.. ZZONINGONING

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Map 5: Existing Zoning

2b1

3

4

2a

[Sec. 8-125(c)(6) any other detailincluding financial aspects of redevel-opment which, in the judgment of theredevelopment agency authorizedherein, is necessary to give it adequateinformation;]

The City envisions the Wall Street area to be avibrant and energetic urban setting that servesas the traditional center of Norwalk's communi-ty life. The City anticipates that private sectorinvestment will drive much of the activity with-in the Redevelopment Parcels that comprise theWall Street area. A review of the economic con-ditions and demographics that characterizeNorwalk and Fairfield County helps to illus-trate the feasibility of this goal.

The prospects for the revitalization of the WallStreet area are buoyed by the neighborhood'slocation within the City of Norwalk, theNorwalk/Stamford Primary MetropolitanStatistical Area and Fairfield County.Demographic measures suggest the proposedWall Street area can offer potentially feasibleredevelopment opportunities.

Norwalk and the Wall Street area occupy a cen-tral location in an affluent market. Recent mar-ket analysis indicates Norwalk should experi-ence minimal, 0.6%, population and householdgrowth over the next five years. However,upper-income households and individuals, rep-resented by household incomes ranging from$100,000 - $149,999, should represent a signif-icant portion of this increase. As a result, upper-income consumers should increasingly drive

the demand for housing and services inNorwalk.

In addition, forecasts project general employ-ment growth rates will exceed population andhousehold growth. According to market data,the largest source of employment growth inFairfield County will be in service sector indus-tries, specifically, financial services, healthservices, social services and engineering. Overthe next five years employment within theseindustries will expand at rates of 2.0 and 3.5percent annually. Higher projected rates of jobgrowth suggest an even stronger demand forhousing than is suggested by the census projec-tions. Increased residential development will inturn spur demand for retail uses within the area.

Market analysis reveals the investments andactivities that offer the strongest opportunitiesfor new development in the project area. Thegrowth of upper-income individuals and house-holds in Norwalk will drive demand for luxuryrental apartments and condominium develop-ment. However a need exists for the develop-ment of affordable housing, including mixed-income housing and artist loft-space. Given thehigh median-family income found in Norwalk,the need for affordable housing is especiallyacute to retain middle-income, working fami-lies and individuals within the City.

Economic forecasts help to identify prospectsfor office/commercial and retail developmentwithin the Wall Street area. Planned develop-ments located in proximity to the Wall Streetarea, such as Reed Putnam, will absorb demandfor traditional, large scale office space.


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VI.VI. FFINANCIALINANCIAL

However, opportunities remain for the creationof smaller - scale, professional office space thatdoes not require a traditional building footprintsuch as financial service firms, law/medicaloffices or architectural studios.

Current demand for regional destination retailis served by the existing establishments locatedalong Route 1 and Connecticut Avenue inNorwalk. However, redevelopment in WallStreet will generate openings for small neigh-borhood businesses such as specialty food andpersonal care stores.

Approximately 325,000 square feet of retailuses currently exist within the Wall Street area.Of that amount, a significant portion is vacantor underutilized. In addition to the new retailproposed, this Plan intends that proposed resi-dential development will yield a higher demandfor local retail in a manner that fills existing(but vacant) commercial space as well. Thus,actual added commercial square footage will benot be insubstantial, but indeed continue WallStreet's status as a commercial center.

As residential development proceeds, new resi-dents may enhance business opportunities forcommercial establishments particularly enter-tainment venues. Such entertainment venturesmay include performing arts studios or acade-mies, live concert settings, nightclubs andmovie theaters. The disposable income of newresidents within the Wall Street area will driveinvestment within existing and future area busi-nesses thus spurring a balance of residential andcommercial uses.

This market information suggests two catalystsfor revitalization within the Wall Street area.The first catalyst is the City-owned properties.This project benefits from the presence of sub-stantial publicly-owned parking lots along theperimeter of the area. The City may use thesepublicly-owned properties to leverage privateinvestment within the area. To do so, the Citymay disposition properties to assemble mar-ketable development parcels. The creation ofmarketable development sites will allow theCity to negotiate withprivate investors toensure that future devel-opment meets the goalsof this plan includingincreasing the amountof affordable housing,structured parking andattractive design stan-dards for new construc-tion and renovation.

The second catalyst isthe development of newresidential projectsincluding apartments,condominiums and pos-sible projects orientedtoward artists orlive/work uses. Suchprojects can take advan-tage of the City's demo-graphic and economicassets and generate newconsumer spending that will in turn supportnew investments in local businesses and prop-erties.

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OPPORTUNITIES BY LAND USE

The residential market offers the strongest opportunity for newdevelopment in the Wall Street area. Residential opportunitiesinclude rental apartments, luxury condominiums, mixed – usehousing, artist loft housing and independent living senior housingproducts.

With the development of additional residential units, independent-ly operated businesses such as restaurants, arts – related busi-nesses, specialty food stores and other small scale retailers willenjoy enhanced opportunities to target the growing residentialmarket.

As retail businesses grow and succeed, the area’s property own-ers will be able to upgrade their tenant profiles, lease rates andphysical conditions.

A sample of local commercial real estate brokers estimates stableand increasing trends in local office rates.

Entertainment venues represent a type of commercial uses thatmay succeed in the Wall Street area. Such entertainment usesmay include performing arts studios or schools, concert settings,nightclubs and movie theaters.


Introduction

§8-125(c)(1)

§8-125(c)(2)

§8-125(c)(3)

§8-125(c)(4)

§8-125(c)(5)

§8-125(c)(6)

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APPENDIX A: BOUNDARY SURVEY

Beginning at a point, said point being the intersec-tion of the center lines of Cross Street, North Avenueand Main Street as depicted on Assessor’s Map14NE; thence in a southerly direction along the cen-ter line of Main Street to a point, said point being theintersection of the center line of Main Street and thewesterly extention of the southerly line of AssessorsLot 20, Block 66, Map 14NE; Thence in an easterlydirection through Main Street and along the souther-ly line of said assessors lot 20 to the westerly line ofSummit Street, so called on Assessors Map 14NE;thence in a southerly, easterly, then southerly andeasterly again along the southerly end of said sum-mit street to the westerly line of Assessors Lot 29,Block 66, Map 14NE; thence in a southerly, theneasterly direction along the westerly and southerlylines of said Assessors Lot 29 to a point, said pointbeing the intersection of easterly extention of thesoutherly line of said Assessors Lot 29 and the cen-ter line of High Street to a point, said point being theintersection of the center lines of High Street andWall Street; thence in an easterly direction along thecenterline of Wall Street then the centerline of EastWall Street to a point, said point being the intersec-tion of the center lines of East Wall Street andHubbells Lane; thence in a southerly direction alongthe center line of Hubbells Lane to a point, saidpoint being the intersection of the center lines ofHubbells Lane and Smith Street; thence in a souther-ly direction along the center line of Smith Street asdepicted on Assessors Maps 14NE and 14SE to apoint, said point being the intersection of the centerline of Smith Street and the Easterly extention of thesoutherly line of Assessors Lot 15, Block 59, Map14SE; thence in a westerly direction through SmithStreet and along the southerly line of said AssessorsLot 15 to the easterly line of the Norwalk River;thence in a westerly direction through the NorwalkRiver and the railroad Right of Way to a point, said

point being the southerly end of a line labeled229.67’ as depicted on Assessors Lot 30, Block 22,Map 14SE; thence in a westerly direction along aline labeled 53.03’ as depicted on aforesaid lot;thence in a southerly direction along a line labeled63.86’ and a line labeled 34.69’ as depicted on afore-said lot; thence in a westerly direction along linelabeled 9.74’ as depicted on aforesaid lot to the east-erly line of Railroad Place; thence in a westerlydirection along an extention of aforesaid line labeled9.74’ to the centerline of Railroad Place; thence in anortherly direction along the center line of saidRailroad Place to a point, said point being the inter-section of the center lines of Railroad Place,Commerce Street and Chapel Street as depicted onAssessors Map 14SE; thence in a westerly directionalong the center line of Chapel Street to a point, saidpoint being the intersection of the center lines ofChapel Street and West Avenue; thence in a norther-ly direction along the center line of West Avenue asdepicted on Assessors Maps 14SE and 14NE to apoint, said point being the intersection of the centerlines of West Avenue and Mott Avenue; thence in awesterly direction along the center line of MottAvenue to a point, said point being the intersectionof the center lines of Mott Avenue and ByingtonPlace; thence in a northerly direction to a point, saidpoint being the intersection of the center lines ofByington Place, Belden Avenue and Cross Street;thence in a northeasterly direction along the centerline of Cross Street to a point. Said point being theintersection of the center lines of Cross Street, NorthAvenue and Main Street and the point of beginning.

(The description herein is based on Assessors Maps14NE and 14SE.)

(The term “center line” used in this descriptionrefers to the approximate center line of the right-of-way.)

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AAPPENDICESPPENDICES

APPENDIX B. RESOLUTIONRESOLU-TION OF THE COMMON COUNCIL OFTHE CITY OF NORWALK, CONNECTI-CUT, APPROVING THE WALL STREETREDEVELOPMENT PLAN.

WHEREAS, under the provisions ofChapter 130 of the Connecticut GeneralStatutes, Revision of 1958, as amended,the City of Norwalk and the NorwalkRedevelopment Agency propose to under-take and carry out a Redevelopment Planwhich will address conditions of deteriora-tion and blight in the Wall Street projectarea; and,

WHEREAS, there has been prepared andreferred to the Norwalk RedevelopmentAgency of the City of Norwalk for consid-eration and approval, a RedevelopmentPlan for the project known as the "WallStreet Redevelopment Plan" datedSummer, 2004 consisting of 46 pages, 5maps and 5 appendices; and,

WHEREAS, the Planning Commission ofthe City of Norwalk pursuant to Section 8-127, Chapter 130 of the ConnecticutGeneral Statutes has reviewed and com-mented upon said Plan and has determinedthe Plan to be consistent with the Plan ofDevelopment for the City of Norwalk;and,

WHEREAS, the Housing Authority of the

City of Norwalk pursuant to Section 8-127, Chapter 130 of the ConnecticutGeneral Statutes, has reviewed, comment-ed upon and approved said Plan and hasdetermined the Plan to be consistent withthe mission and goals of the City ofNorwalk's public housing programs.

NOW, THEREFORE, BE IT RESOLVED,by the Common Council of the City ofNorwalk, Connecticut as follows:

1. That it is hereby found and deter-mined that the area in which the proposedredevelopment is to be located is a rede-velopment area as defined in Section 8-125(b), Chapter 130 General Statutes ofConnecticut, and is deteriorated, deterio-rating, substandard or detrimental to thesafety, health, morals or welfare of thecommunity;

2. That it is hereby found and deter-mined that the carrying out of the rede-velopment plan will result in materiallyimproving the conditions of such area;

3. That it is hereby found and deter-mined that sufficient living accommoda-tions are available within a reasonable dis-tance of such area or are provided for inthe redevelopment plan for families dis-placed by the proposed improvement, atprices or rentals within the financial reachof such families;


Introduction

§8-125(c)(1)

§8-125(c)(2)

§8-125(c)(3)

§8-125(c)(4)

§8-125(c)(5)

§8-125(c)(6)

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Page - 46

4. That the Redevelopment Agencywill adhere to the relocation policiesrequired under the State and FederalUniform Relocation Assistance Acts whenimplementing relocation activities;

5. That it is hereby found and deter-mined that the Redevelopment Plan is satisfactory as to site planning and relationto the comprehensive or general plan ofthe municipality;

6. That the Redevelopment Plan ishereby in all respects approved, and the Clerk is hereby directed to file a certifiedcopy of said Redevelopment Plan withminutes of this meeting.

THEREFORE, it is ordered that the WallStreet Redevelopment Plan dated Summer,2004 is hereby approved and theRedevelopment Agency of the City ofNorwalk is authorized and directed to takeall steps necessary to carry out the Plan,including the acquisition of property bypurchase, exchange or gift or through theexercise of the power of eminent domainas authorized by Chapter 130 of theConnecticut General Statutes and is furtherauthorized to utilize all powers granted byany other pertinent legislative enactmentincluding all powers vested inRedevelopment Agencies by Chapter 130of the Connecticut General Statutes.

ADOPTED BY THE COMMON COUN-CIL OF THE CITY OF NORWALK,CONNECTICUT, THIS ___13th___DAY OF __July___ 2004.

ATTEST ____________________

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APPENDIX C: NORWALK ARTISTCERTIFICATE PROGRAM

Norwalk Redevelopment Agency(Agency)Artist Certification Guidelines andApplication

WHAT IS AN ARTIST CERTIFICATE?

An Artist Certificate is a letter from theAgency to an artist that confirms that the artisthas been reviewed by a committee of peersand is "certified" as a working artist. An ArtistCertificate qualifies an artist for a period offive years as eligible for artist spaces. Uponexpiration, an artist will need to seek new cer-tification.

WHO IS ELIGIBLE FOR AN ARTIST CER-TIFICATE?

Any artist who can demonstrate to a commit-tee of peers that they have a recent body ofwork as an artist, and who requires loft - stylespace to support that work, is eligible.

WHY DO I NEED AN ARTIST CERTIFI-CATE?

The Agency has launched a special initiativedesigned to retain and expand space for artistsin Norwalk. A central element in this initiativeis the creation of new space permanently dedi-cated to artists through deed restrictions orother legally binding covenants. Space isdesigned to meet artists' special needs (i.e.

special ventilation or soundproofing). An indi-vidual who seeks to rent or purchase one ofthese artist spaces will be required to submit acurrent Artist Certificate as proof of eligibility.

WHO REVIEWS THE APPLICATION ANDMAKES DECISIONS REGARDING CERTI-FICATION?

Each application and related attachments ispresented to a peer review committee. Thecommittee is comprised from a pool ofNorwalk artists and arts professionals whohave been nominated to serve in this capacity.To nominate an artist or arts professionalplease contact Munro Johnson or MichaelMoore at (203) 854 - 7810. The peer reviewcommittee certifies whether each applicant isable to demonstrate that he or she is a workingartist. The decision of the peer review commit-tee will be final. If an applicant is not certifiedduring this round, he or she can reapply in afuture round with further information.

HOW DO I GET AN ARTIST CERTIFI-CATE?

To obtain an Artist Certificate, an artist mustsubmit a simple application form. Please seebelow for the guidelines and the attachedapplication document.

APPLICATION REQUIRMENTS

Each application must consist of any combina-tion of the following materials:

Evidence of a recent body of work


Introduction

§8-125(c)(1)

§8-125(c)(2)

§8-125(c)(3)

§8-125(c)(4)

§8-125(c)(5)

§8-125(c)(6)

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Page - 48

created in the past 3 years, as documents insupport materials such as slides, videos, audio-tapes and/or CDs; production photographs;scripts, works of fiction, non - fiction or poet-ry. Support materials need to be labeled (i.e.artist's name, date of work) - do not submitoriginal artwork;

Evidence that the artist has formaltraining in the arts, as documented in a resumethat summarizes that training;

Evidence that the artist has presentedhis or her work in exhibition, performance,readings or comparable public programming,as documented in a resume, sampleprograms/invitations, catalogs, press clips, etc;

Up to 3 letters of recommendationsfrom artists and/or arts professionals (i.e.,curators, producers, teachers, etc.) who arerecognized within the arts community ad whowill attest that the applicant is a serious, work-ing artist.

Please note; only submit letters of recommen-dation if you cannot present evidence ofrecent body of work, evidence of formal train-ing and/or evidence that you have presentedyour work publicly.

Application and supporting materials must bemailed to Munro Johnson or Michael Moore,Norwalk Redevelopment Agency, 125 EastAvenue, Norwalk, CT 06856 - 5125. If youenclose a self - addressed stamped envelope,your materials will be returned to you by theend of the month.

The decision of the Peer Review Panel will befinal. Please be sure to submit a completeapplication.

AUTOMATIC CERTIFICATION

Automatic certification is granted to artistswho have received funding from theConnecticut Commission on the Arts withinthe past three years.

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APPENDIX D: HISTORICPRESERVATIONTools and Resources

Assembled below are tools and resourcesto assist property owners, developers, andother area stakeholders in making historicpreservation a productive vehicle for thearea's redevelopment and revitalization.First, three tax incentive programs aresummarized. Then Norwalk's demolitiondelay ordinance is summarized. Finally,reference is given for a low-rate loan pro-gram for façade renovations discussed fur-ther in Appendix E.

I. Tax Incentives

Although conducting a historically-sensi-tive development program is a laudablegoal, the Agency is aware that historicpreservation can also mean extra costs andcomplexity. Fortunately, historic preserva-tion happens to be a laudable goal thatgovernment is willing to pay for, at leastin the form of tax reductions. Here arethree preservation tax incentive programs,one from each level of government. Usedindividually, and especially collectively,they should make the preservation of his-toric buildings in the area a little more fea-sible.

LOCAL: City of Norwalk PhasedIncreased Assessment Program

The goal of the City of Norwalk's PhasedIncrease Assessment Program is to encour-age the rehabilitation of those propertieslisted in the Norwalk Historic ResourcesInventory by deferring the increase toproperty assessments resulting from therehabilitation of such property.

Upon the completion of a rehabilitationproject, The City of Norwalk will defer theincrease in the assessment of the property,resulting from the renovation activities,according to the following schedule:

(1) During the first tax year followingcompletion of the rehabilitation, 90% ofthe increase shall be deferred.(2) During each tax year thereafter,10% of the increase shall be added to the assessment until 100% of the increaseshall be assessed.

Prior to initiating a project under this pro-gram, a property owner must enter into aformal Rehabilitation Agreement with theNorwalk Redevelopment Agency, whichestablishes the scope of activities for theproject.

STATE: Connecticut HistoricHomes Rehabilitation Tax Credit Program

This program:


Introduction

§8-125(c)(1)

§8-125(c)(2)

§8-125(c)(3)

§8-125(c)(4)

§8-125(c)(5)

§8-125(c)(6)

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Page - 50

a. allows allocation of up to $3 million perstate fiscal year in corporate tax cred-its. Corporations may qualify if providingfunds in the form of cash -- purchase ofthe tax credits -- or loans where the valueof the tax credit is used to reduce theamount owing on the loan.

b. provides a thirty percent tax credit, upto $30,000 per dwelling unit, for the reha-bilitation of 1-4 family buildings. Aftercompletion of rehabilitation work, one unitmust be owner-occupied for a period offive years.

c. requires a minimum of $25,000 in quali-fied rehabilitation expenditures to quali-fy.

d. requires that the building be listed onthe National or State Register of HistoricPlaces and located in a targeted area to beeligible. Targeted areas include: (1) selected federal census tracts withfamily income levels below the state medi-an, (2) state designated areas of chroniceconomic distress, or (3) urban/regional centers identified inthe State of Connecticut Conservation andDevelopment Policies Plan of the Officeof Policy and Management.

The owner must submit applications to the

Connecticut Historical Commission forapproval prior to the start of rehabilitationwork. Application forms can be obtainedfrom the Connecticut HistoricalCommission, 59 South Prospect Street,Hartford, Connecticut 06106.

WEBSITE:http://www.chc.state.ct.us/CTTAXCRED-IT.htm

FEDERAL: Federal HistoricPreservation Tax Incentives ProgramThis program provides a federal invest-ment tax credit for 20% of the rehabilita-tion costs (including labor, materials,architects or other consultant fees) forincome-producing buildings listed on theNational Register of Historic Places. Thetax credit may apply to properties such asa retail store, industrial or office building,apartment building, or vacation rentals.Private homes, which do not generateincome, are not eligible for the credit.Note that the rehabilitation of the incom-ing producing properties must follow theSecretary of the Interior Guides toRehabilitation. The process involvesreview and comment by the ConnecticutHistorical Commission and certification bythe National Park Service. The CHC isavailable to assist property owners in iden-tifying historic structures and to providetechnical assistance with respect to appro-priate rehabilitation treatments.

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Range: 20% of eligible expenditures Eligibility: Owners or long- term lesseesof historic buildings used for income pro-ducing purposes. Deadline: File application before construc-tion. File for approved credit at end of taxyear. For a complete definition and regulationsvisit the National Park Service's HistoricPreservation Service's Federal HistoricPreservation Tax Incentives - link is pro-vided below. Additional information isalso available from the ConnecticutHistorical Commission.WEBSITE:www.cr.nps.gov/hps/tps/tax/index.htm

II. Demolition Delay

It should also go noted here that the Cityof Norwalk has a Demolition DelayOrdinance for the protection of historicbuildings. In general, demolitions in theCity of Norwalk are governed by §29-406of the Connecticut General Statutes, and§55 - 1-7 of the City of Norwalk Code ofOrdinances. For buildings 50 years oldand older, the applicant must provide pub-lic notice of the intent to demolish thebuilding, and if the notice generates anyobjection, the demolition permit is with-held for 90 days. The full text of theOrdinance is available from either theAgency or the Building Department. Asummary of the Ordinance's main provi-

sions for older buildings is as follows:

a. Applicant must submit an applica-tion for a permit.b. Within 10 days, applicant mustpublish in a local newspaper a "notice of intent to demolish," mailing copies of thenotice to prescribed persons and organizations. Applicant must also post asign of specific dimensions on thestructure to be demolished.c. Applicant must certify to the ChiefBuilding Official that s/he has compliedwith the requirements of notification.d. If an objection to the demolition isfiled with the Chief Building Official within 21 days of said certification, thedemolition permit is withheld for 90 days.Otherwise, the Chief Building Officialmay issue the permit.

FOR MORE INFORMATION:

The Building Department, Room 121Norwalk City Hall

125 East AvenueNorwalk, CT 06856Phone: (203) 854-7755

III. Façade Improvement Program

Finally, owners and developers planningtheir project(s) should not forget that, inaddition to the aforementioned tax incen-


Introduction

§8-125(c)(1)

§8-125(c)(2)

§8-125(c)(3)

§8-125(c)(4)

§8-125(c)(5)

§8-125(c)(6)

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tives, reduced-rate loans are available forfaçade renovation in the area. Inquiriesshould be directed to the NorwalkRedevelopment Agency at (203) 854 -7810

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APPENDIX E: AREA ZONING REGULATIONS

CBD

§ 118-504. Central Business Design District. [Addedeffective 10-1-1987]

A. Purpose and intent.(1) It is the purpose of this zone to encourage rehabilitationand compatible new development within Norwalk's centralbusiness district. The provisions of this zone are intendedto promote moderate scale, mixed-use developments with-in the downtown area which will provide new retail, resi-dential and office opportunities; protect existing historicstructures, water-dependent uses and coastal amenities;and wherever possible, improve the pedestrian environ-ment through public plazas, walkways and shared off-street parking facilities.(2) Subareas.(a) For the purpose of further defining allowable develop-ment options, this district has been divided into three (3)subareas:[1] Subarea A -- Wall/Main Core Area: As the core of thecentral business district, the Wall/Main Subarea requiresground-floor retail uses with a mix of office or residentialabove, encourages maximum lot coverage and providesincentives for public amenities to improve the downtownstreetscape and pedestrian circulation patterns.[2] Subarea B -- West/Belden Corridor: As the gateway tothe business district core, the corridor area regulationsrequire a minimum lot size to encourage comprehensivedevelopment proposals, permit uses other than retail onfifty percent (50%) of the ground floor and encouragedense mixed-use developments along this important com-mercial corridor.

[3] Subarea C -- Downtown Waterfront: With the NorwalkRiver and upper harbor as a focal point, the waterfront arearegulations require public access to and along the water-front and encourage the consolidation of industrial pro-mote and encourage other uses which attract the public tothe waterfront, such as restaurants, transient slip space andresidential development. Priority and preference is to begiven to siting water-dependent uses which are compatiblewith the revitalization of the downtown area, such as recre-ational and commercial boating and fishing facilities andtransient slip space.(b) Each subarea is delineated on a map entitled "NorwalkCentral Business Design District," scale one (1) inchequals one hundred (100) feet, dated July 17, 1987, asrevised to September 16, 1987, and is subject to the gener-al regulations set forth for this district as well as any spe-cific subarea regulations which apply. In addition, thoseparcels located within the coastal zone boundary shall besubject to coastal site plan review and all other require-ments of § 118-1110 herein.B. General regulations.(1) Premises shall be used and buildings shall be erectedwhich are used, designed or intended to be used for one (1)or more of the uses permitted within each particular sub-area. Uses which are not permitted in a given subarea shallnot be permitted by variance in this district.(2) All development within this zone shall conform to thestreetscape standards defined in the Norwalk BusinessDistrict Design Guidelines (September 1987). Wherestreetscape improvements have already been made, theCommission may waive this requirement.(3) Public amenities are encouraged and shall include pro-viding one of the following on-site uses: landscapedpedestrian plazas, gardens, courtyards, through-block con-courses/arcades, fountains, public seating areas, atriums,


Introduction

§8-125(c)(1)

§8-125(c)(2)

§8-125(c)(3)

§8-125(c)(4)

§8-125(c)(5)

§8-125(c)(6)

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day-care centers, sidewalk cafes, public parking garages orimprovements to off-site public spaces as defined in theNorwalk Business District Design Guidelines. And further,certain amenities will be subject to bonus floor area andheight provisions as described in Subsection E of this sec-tion.(4) [Amended effective 4-25-1997] Accessory uses andstructures which are incidental to and customarily associ-ated with the principal use of the premises shall be permit-ted, subject to subarea use regulations, including the fol-lowing restrictions:(a) Commercial communication antennas are permitted asan accessory use when located on an existing building orstructure, subject to the height limitation of that subarea,except that antennas mounted on existing buildings whichmeet or exceed the height limitation of that subarea mayextend above the existing building height by no more thanfifteen (15) feet. In addition, the color of the building shallbe incorporated into the design of antenna.(5) Not less than seventy percent (70%) of the dwellingunits shall be efficiencies and/or one-bedroom units.C. Use regulations.(1) Subareas A and B.(a) Principal uses and structures. Any structure or use with-in these subareas having a gross floor area of eight thou-sand (8,000) square feet or more or requiring twenty-five(25) parking spaces or more shall be permitted subject tosite plan review in accordance with § 118-1451 of theseregulations.[1] Premises in Subareas A and B shall be used, and build-ings shall be erected which are used, designed or intendedto be used, for one (1) or more of the following uses andno other subject to the conditions noted in SubsectionC(1)(a)[2]:[a] Retail establishments.

[b] Restaurants and taverns (excluding drive-in facilities).[c] Banks and financial institutions (excluding drive-infacilities.).[d] Theaters and auditoriums.[e] Personal and business service establishments.[f] Government agencies and charitable offices. [Amendedeffective 5-28-1993][g] Museums, libraries and meeting halls.[h] Churches, church buildings and places of worship.[i] Parks, open space and public recreational facilities.[j] Day-care centers.[2] The following uses shall be permitted only above thefirst floor in Subarea A and permitted on any floor inSubarea B but, when any portion of the lot abuts West orBelden Avenues, shall be restricted to fifty percent (50%)or less of the gross square footage of the first floor of anybuilding within three hundred (300) feet of those streets.[a] Multifamily dwellings, including elderly housing.[b] Offices.[c] Schools, including business and trade schools, and stu-dios.(b) Special Permit uses and structures. The following usesand structures shall be permitted by Special Permit inSubareas A and B in accordance with the provisions of §118-1450:[1] Off-street parking facilities.[2] Public utilities.[3] Clubs and lodges.[4] Hotels.[5] Congregate housing.[6] Halfway houses, with no less than two hundred (200)square feet of living area per person. [Amended effective6-29-1990][7] Sale and service of motor vehicles, provided that:[a] Such use shall be designed as an integral part of a struc-

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ture containing one (1) or more other permitted uses.[b] All vehicles shall be serviced within the structure anddisplayed, stored and parked within or behind the struc-ture.[8] Commercial recreation establishment. [Added effective12-7-1990](2) Subarea C.(a) Principal uses and structures. Premises in Subarea Cshall be used and buildings shall be erected which areused, designed or intended to be used for one (1) or moreof the following uses:[1] Retail establishments.[2] Restaurants and taverns (excluding drive-in facilities).[3] Marinas.[4] Boat-building facilities and marine supply stores.[5] Recreational and commercial fishing facilities.[6] Industrial processing and storage facilities dependenton waterborne transportation for the supply of products.[7] Multifamily dwellings, including elderly housing.[8] Parks, open space and public recreational facilities.(b) Special Permit uses and structures. The following usesshall be permitted by Special Permit in Subarea C in accor-dance with the provisions of § 118-1450:[1] Public utilities.[2] Clubs and lodges.[3] Offices, including government agencies and charitableoffices, up to six thousand (6,000) square feet of grossfloor area. [Amended effective 5-28-1993][4] Congregate housing.[5] Halfway houses, with no less than two hundred (200)square feet of living area per person. [Amended effective6-29-1990][6] Day-care centers.[7] Business service establishments, as defined in Article10, § 118-100. [Added effective 4-29-1994]

D. Lot and building requirements.(1) Subareas A, B and C. See the Schedule Limiting Heightand Bulk of Buildings, Commercial and Industrial Uses,and all other applicable sections of these regulations and inaddition:(a) Buildings listed on the Norwalk Historical ResourcesInventory are hereby declared to be in compliance with theheight and bulk requirements of this section. Externalbuilding modifications to such structures shall conform tothe guidelines set forth in the Norwalk Business DistrictDesign Guidelines.(b) All setbacks required by these regulations shall be aminimum of ten (10) feet per story, thirty foot maximum,where development abuts or is directly across the streetfrom a residence zone, except that no setbacks shall berequired where the abutting property is within a limitedaccess highway or railroad right-of-way.[Added effective8-30-2002](c) Municipal off-street parking structures are exemptfrom all lot and building requirements.(d) New developments and additions to structures locatedin Subarea C shall provide public access adjacent to waterwhich is a minimum of fifteen (15) feet wide. Such publicaccessways shall be in the form of landscaped walks,esplanades, boardwalks or piers of suitable design toencourage active use by the public and shall be dedicatedas such in the deed to the property. Access from the streetto the water shall be provided subject to Commissionapproval. Where access along the waterfront would, in thedetermination of the Commission, expose the public tohazardous conditions, the Commission may consider alter-native forms of access to be provided.(e) The Commission may exempt retail and restaurant usesin Subarea C from the average rear setback of twenty-five(25) feet as long as a fifteen-foot minimum public access-


Introduction

§8-125(c)(1)

§8-125(c)(2)

§8-125(c)(3)

§8-125(c)(4)

§8-125(c)(5)

§8-125(c)(6)

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way is maintained and the facilities are available for pub-lic use.(f) Properties developed for residential use may be exemptfrom the recreation area requirement, in whole or in part,subject to an in-lieu fee to be paid to the downtown publicspaces fund of the city. Such fees shall be utilized solelyfor the acquisition, design and improvement of publicparks and open spaces within the Central Business DesignDistrict, in an amount determined by the following formu-la:The amount of area in square feet required for recreation-al space [one hundred fifty (150) square feet times numberof dwelling units] times twenty dollars ($20.) times theEngineering News Record (ENR) Cost Index on the effec-tive date of Commission or Zoning Board of Appealsapproval divided by the ENR Cost Index of October 1,1987.(2) Schedule Limiting Height and Bulk of Buildings(Subareas A, B and C). See schedule at end of chapter.E. Amenity incentive provisions.(1) Eligibility criteria. A project shall be eligible to receivea bonus of additional floor area and/or building height ifspace is provided within the project for the public ameni-ties, improvements or facilities set forth herein subject toapproval by the Commission and to the project's compli-ance with the provisions of this section, including the fol-lowing criteria:(a) The overall design of the project and the specificamenities proposed are appropriate to the site, consistentwith the Norwalk Business District Design Guidelines andcontribute to the improvement of the downtown pedestrianenvironment.(b) The applicant records a covenant on the land recordswhich ensures the continuous operation and maintenanceof the amenity and that such covenant shall run with the

land.(c) The project conforms to all other provisions of theseregulations.(d) The amenity must be clearly identified as a facilityavailable for public use.(2) Amenity specifications. The following site amenitiesare hereby deemed to be mutually exclusive and cumula-tive:(a) Pedestrian plaza: a continuous open space no more thanthree (3) feet above or below the center-line elevation ofthe street and abutting a designated pedestrian right-of-way, which is open to the public at all times, provides aminimum of one (1) linear foot of seating space per thirty(30) square feet of plaza and has a minimum streetfrontage and horizontal width of twenty-five (25) feet anda maximum area of three thousand (3,000) square feet. Atleast twenty percent (20%) of the plaza area shall be land-scaped with shrubbery and trees, and the remaining areashall be hard-surfaced pavements which conform to thestreetscape standard. The applicant shall demonstrate thatthe plaza has adequate sun exposure and that it will beavailable for use by properly licensed street vendors. TheCommission may exempt waterfront esplanades fromstreet frontage requirements if adequate access from thestreet to the esplanade is provided.(b) Sidewalk arcade: a continuous space covered by a per-manent overhead roof which extends along the facade of abuilding twelve (12) feet above the average grade of anadjacent public right-of-way or plaza and, if enclosed, hasa minimum of eight-foot wide entrances located no morethan twenty-five (25) feet apart along the length of thearcade. The arcade must be contiguous with retail storefrontages along at least seventy-five percent (75%) of itslength.(c) Fountain/water feature: a fountain, cascade, stream or

Introduction

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other water display which is located in an unenclosed, pub-licly accessible space and is maintained in operating con-dition throughout the year, except when weather condi-tions prohibit such operation.(d) Atrium: a continuous, open space enclosed within astructure which extends a minimum of two (2) stories inheight without obstruction and admits substantial amountsof natural daylight from transparent overhead skylightsand windows which comprise at least fifty percent (50%)of the enclosing ceiling and walls. The atrium must bewithin thirty (30) feet of a public right-of-way or plaza, beclearly designated as open to the public during businesshours common to the area, provide a minimum of one (1)linear foot of seating space per thirty (30) square feet ofatrium floor area and have minimum horizontal dimen-sions of twenty-five (25) feet. In addition, the atrium mustbe contiguous with retail store frontages along at least fiftypercent (50%) of its perimeter.(e) Through-block arcade: a continuous enclosed spacewhich runs through a structure connecting a public streetto another public street, parking garage or open space atthe rear of the structure. The arcade must be open to thepublic during business hours common to the area, have aminimum width of fifteen (15) feet and be contiguous withretail store frontage along at least fifty percent (50%) of itslength.(f) Child day-care center: a facility located within the proj-ect or on an adjacent Central Business Design District lotwhich provides child-care programs on an ongoing basis,has a maximum area of ten thousand (10,000) square feetand for which a minimum five-year lease agreement hasbeen secured prior to the issuance of a certificate of occu-pancy for the project. The facility should be provided tothe day-care operator at nominal rental rates to permit itsservices to be affordable to a wide range of working fami-

lies.(g) Public parking facilities: parking spaces provided inexcess of those required for the approved project and ded-icated for use by the general public for short-term (tran-sient) parking. These spaces should be located on the levelof a parking garage closest to the street and/or primaryentrance to the projects and should be clearly designated asavailable for public parking.(3) Amenity schedule: a proposed site amenity which com-plies with the standards set forth above shall be eligible forbonus floor area and/or height as set forth in Table 1:Schedule of Bonus Factors.

Table 1: Schedule of Bonus FactorsPublic Amenity Bonus Floor Area* H e i g h tBonus

(stories/feet) Pedestrian plaza 1:1 Sidewalk arcade 2:1 Fountain/water feature 5:1 Atrium 6:1 1/12Through-block arcade 8:1 2/24 Day-care center 6:1 2/24Public parking facility 4:1 1/12

*NOTE: Bonus floor area is measured as a ratio indicatingthe square feet of permitted development (exceeding theas-of-right FAR) for each qualifying square foot of ameni-ty, subject to FAR and height caps for each subarea.

F. Off-street parking and loading requirements. See §§118-1200 through 118-1260 of the regulations, except that:(1) For all properties with street frontage on West Avenue,Belden Avenue, Wall Street and Main Street, the principaluse and structure shall be located between the street line of


Introduction

§8-125(c)(1)

§8-125(c)(2)

§8-125(c)(3)

§8-125(c)(4)

§8-125(c)(5)

§8-125(c)(6)

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Page - 58

the above-mentioned streets and all parking facilities.Underground parking facilities, the roofs of which are lessthan three (3) feet above the center-line elevation of thestreet, shall be exempt from this requirement. Propertieswith street frontage other than those noted shall provide aten-foot buffer between all parking facilities and the streetline.(2) Parking areas and structures located in Subarea C shallbe set back twenty-five (25) feet from the mean high-watermark and shall be suitably landscaped to provide an appro-priate transition between the public accessway and parkingfacilities.(3) The required amount of loading may be met on thesame lot where the use occurs or on an adjacent lot, sub-ject to approval by the Commission.(4) Wherever possible, vehicle access to parking facilitiesshall be confined to less active, secondary streets and shallutilize a minimum of curb cuts.(5) A minimum ten-foot buffer is required for at-gradeparking areas which abut a residence zone. Parking struc-tures shall be subject to Subsection D(2) herein.(6) For mixed-use projects, twenty percent (20%) of theparking required for the residential use may be met by theparking provided for the nonresidential use. However,where it can be sufficiently demonstrated to the satisfac-tion of the Commission that a nonresidential use occurspredominantly during the weekday and daytime hours, forexample, offices, then up to fifty percent (50%) of theparking required for the residential use may be met by theparking provided for such nonresidential uses. A use whichoccurs predominantly during the weekday and daytimehours shall not be changed to a use which does not occurpredominantly during the weekday and daytime hours.G. Sign regulations. See §§ 118-1290 through 118-1295 ofthe regulations.

H. The Central Business Design District shall not apply tobuildings for which a zoning permit has been issued orCommission approval granted prior to October 1, 1987.Such buildings may be completed in accordance withplans filed with the Zoning Inspector or Commission priorto such date.

D Zone

§ 118-360. D Residence Zones. [Added effective 8-25-1978]

A. Purpose and intent. It is the purpose of this zone to pro-vide areas for multifamily dwellings, as well as single- andtwo-family dwellings and other compatible uses. Certainother uses consistent with the allowed density may be per-mitted by Special Permit. It is intended that all uses be har-monious with local street characteristics and the limitationof available utilities and other public services.B. Uses and structures.(1) Principal uses and structures. In a D Residence Zone,premises shall be used and buildings shall be erectedwhich are used, designed or intended to be used for one (1)of the following uses and no others:(a) Single-family detached dwelling.(b) Two-family detached dwelling.(c) Multifamily dwelling containing less than twelve (12)dwelling units. All multifamily dwellings shall provide anopen recreation area of not less than two hundred (200)square feet per dwelling unit and shall be located with dueconcern for the safety and convenience of the residents forwhose use it is intended. The site plan shall indicate themanner of development, for example, play equipment,swimming pools, picnic tables, tennis courts, landscaping,etc. [Amended effective 7-11-1980]

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(d) Parks and playgrounds.(e) Farms, truck gardens and nurseries, provided that allproduce is cultivated on the premises, and provided thatthey are located on a parcel having a minimum area oftwelve thousand five hundred (12,500) square feet. Noroadside stands shall be permitted. [Amended effective 2-2-1990](2) Special Permit uses and structures. The following usesshall be permitted by Special Permit in accordance withthe provisions of Article 140, § 118-1450, Special Permits,and shall comply with the Schedule of Residential Usesand any additional standards set forth herein:(a) Public museums. [Added effective 6-12-1987](b) Places of worship, churches and church buildings.(c) Schools.(d) Public utility supply or storage facilities.(e) (Reserved)EN23(f) Public and private colleges and universities.(g) Schools or institutions for the mentally retarded, phys-ically handicapped or the emotionally or developmentallydisabled.(h) Halfway houses allowing a maximum of sixteen (16)persons with no less than two hundred (200) square feet ofliving area per person, except that a halfway house for per-sons under the jurisdiction of the Department ofCorrections shall not be permitted.EN24 [Added effective6-12-1987; amended effective 6-29-1990](i) Cemeteries.(j) Youth day camps.(k) Firehouses.(l) Nursery schools or child day-care centers, subject to amaximum occupancy of thirty-five (35) children, with noless than five hundred (500) square feet of lot area perchild. No occupancy limitations shall be required when thefacility is an accessory use that is incidental to the princi-

pal use of the premises, which shall be limited to schools,places of worship, congregate housing facilities and com-munity centers. In all cases, outdoor play areas and off-street parking areas shall comply with the building set-backs set forth in the Schedule of Residential Uses. Iffacilities in existence at the time of adoption of this sectionare destroyed by fire, explosion, act of God or act of pub-lic enemy to an extent exceeding fifty percent (50%) oftheir assessed value, they may be reconstructed only if theheight, bulk, location and use of the building is substantial-ly as it had previously existed, subject to approval by theDirector of Planning and Zoning, except as modifiedwhere necessary to conform to the Flood Hazard Zone andcoastal management provisions of these regulations. Theowners of such property shall document by A-2 survey orother means the height, bulk, location and use of the build-ing as it had previously existed. [Amended effective 6-12-1987; 6-26-1998](m) Convalescent, nursing or rest homes.(n)EN25 Planned residential development, subject to §118-400.(o) Multifamily dwelling containing twelve (12) or moredwelling units. All multifamily dwellings shall provide anopen recreation area of not less than two hundred (200)square feet per dwelling unit and shall be located with dueconcern for the safety and convenience of the residents forwhose use it is intended. The site plan shall indicate themanner of development, for example, play equipment,swimming pools, picnic tables, tennis courts, landscaping,etc. [Amended effective 7-11-1980](p) Elderly housing. All elderly housing shall provide anopen recreation area of not less than one hundred twenty-five (125) square feet per dwelling unit and shall be locat-ed with due concern for the safety and convenience of theresidents for whose use it is intended. The site plan shall


Introduction

§8-125(c)(1)

§8-125(c)(2)

§8-125(c)(3)

§8-125(c)(4)

§8-125(c)(5)

§8-125(c)(6)

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Page - 60

indicate the manner of development, for example, fire-places, picnic tables, benches, shuffleboard courts, etc.(q) Congregate housing. All congregate housing shall pro-vide a recreation area of not less than one hundred (100)square feet per dwelling unit and shall be located with dueconcern for the safety and convenience of the residents forwhose use it is intended. The site plan shall indicate themanner of development, including the location of specificfacilities such as benches, walkways and landscaping.Roof terraces and interior recreational spaces may beincluded in the calculation of required recreation area.[Added effective 7-25-1980](r) Public or nonprofit community centers, subject to aminimum lot size of one (1) acre. [Added effective 6-12-1987; amended effective 5-28-1993](s) Group homes.EN26 [Added effective 6-12-1987](t) Community residences.EN27 [Added effective 6-12-1987](u) Boarding- or rooming houses.(v) [Added effective 10-4-1991] Nonprofit technicalschools providing training or educational programs certi-fied by the State of Connecticut, subject to the followingrequirements:[1] Shall have a minimum lot size of fifteen thousand(15,000) square feet.[2] Shall not exceed twenty-five (25) persons undergoingtraining.[3] Use of a technical school shall be limited to membersof a trade or profession enrolled in apprenticeship andupgrading programs as defined in the Connecticut GeneralStatutes Annotated Title 31, §§ 31-51a to 31-51e.(w) Waterfront clubs. [Added effective 3-17-1995](3) Uses which are not permitted in Subsection B(1) and(2) above shall not be permitted by variance in a DResidence Zone. [Added effective 4-24-1992EN28 ]

(4) Accessory uses and structures. Accessory uses andstructures which are incidental to and customarily associ-ated with the principal use of the premises shall be permit-ted subject to the provisions of § 118-910, and subject tothe following restrictions:(a) [Amended effective 2-2-1990] Home occupations shallbe conducted entirely within the dwelling and shall be lim-ited to no more than one (1) per dwelling. The home occu-pation shall not alter the residential character of thedwelling, provided furthermore that such home occupa-tions:[1] Shall employ not more than one (1) person not residingin such dwelling unit.[2] Shall not involve storage of stock-in-trade or sale ofcommodities on the premises.[3] Shall use an area equal to not more than twenty-fivepercent (25%) of the floor area of the first floor of suchdwelling, up to a maximum of five hundred (500) squarefeet.[4] Shall not include a barber, beautician or the sale or careof animals.[5] Shall not involve the manufacture, conversion or fabri-cation of any material or product.(b) Garage for motor vehicles owned by occupants of thedwelling.(c) Lodging and rooming for not more than two (2) payingguests of the occupant of the dwelling.(d) Recreational vehicles.[1] Storage of recreational vehicles owned or leased by theoccupant of the dwelling, provided that such vehicles arelocated in accordance with the front yard requirements ofthis zone and are effectively screened from view from thestreet and adjacent properties to the satisfaction of theZoning Inspector.[2] The open storage of recreational vehicles shall be pro-

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hibited as an accessory use for multifamily dwellings.(e) Storage of not more than one (1) commercial vehicle,as defined in Chapter 246, Section 14-1, of theConnecticut General Statutes, which does not exceed one-ton rated capacity.(f) A driveway or walk used for access to a business orindustrial use shall not be permitted as an accessory use.(g) Family day-care homes in single-family and two-fami-ly dwellings and group day-care homes in single-familydwellings, subject to the conditions that a state license orregistration is obtained by the provider and the outdoorplay areas shall be fenced and/or adequately screened fromadjacent properties to the satisfaction of the ZoningInspector. [Added effective 6-12-1987](h) Greenhouses, provided that any structures are clearlyaccessory to the main dwelling unit. No roadside standsshall be permitted. [Added effective 2-2-1990]C. [Amended effective 2-13-1980] Lot and buildingrequirements. See the Schedule of Residential Uses and allother applicable sections of these regulations.(1) Rear lots shall not be permitted in the D ResidenceZone.(2) Lots shall be large enough to contain a circle fifty (50)feet in diameter located behind the front setback line.[Added effective 6-24-1983](3) Parcels which contain a body of water, a designatedinland wetland or watercourse or tidal wetland shallinclude only fifty percent (50%) of said body of water ordesignated wetland area in arriving at the maximum num-ber of dwelling units permitted. [Added effective 1-29-1988]D. Off-street parking and loading requirements. See §§118-1200 through 118-1260.E. Sign regulations. See §§ 118-1290 through 118-1295.[Amended effective 9-13-1985]

I-1 Zone

§ 118-700. Industrial Zone No. 1. [Amended effective 12-20-1944; 11-1-1962; 9-25-1981; 12-10-1982; 9-13-1985;6-29-1990; 11-27-1991; 6-28-2002; 9-27-2002]A. Purpose and intent. The primary purpose of this zone isto provide areas which permit manufacturing and relateduses, including warehouse, office, retail and single- andtwo-family housing. Heavy industrial uses would beallowed by Special Permit. The district is intended to pro-vide low-scale industrial facilities interspersed with otheruses and with the utilities and infrastructure necessary tosupport such industrial operations. The provisions of thiszone are designed to recognize the need for manufacturingspace while ensuring that these areas are compatible withadjacent residential neighborhoods and with the capacityof available infrastructure.B. Uses and structures.(1) Principal uses and structures. In an Industrial No. 1Zone, premises shall be used and buildings shall be erect-ed which are used, designed or intended to be used for one(1) or more of the following uses and no other. Any use orstructure having a gross floor area of twenty thousand(20,000) square feet or more or requiring fifty (50) parkingspaces or more shall be permitted, subject to the provisionsof § 118-1451, Site plan review. Properties located withinthe coastal zone boundary, shall be subject to coastal siteplan review and all other requirements of § 118-1110 here-in.(a) Manufacture, processing or assembly of goods whichare not noxious or offensive due to emission of noise, pol-lutants or waste.(b) Warehouse, storage and wholesale distribution facili-ties.(c) Transportation and bus storage terminals.


Introduction

§8-125(c)(1)

§8-125(c)(2)

§8-125(c)(3)

§8-125(c)(4)

§8-125(c)(5)

§8-125(c)(6)

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Page - 62

(d) Public utility supply and storage facilities.(e) Building materials sale and storage yards, includingcontractor's storage yards.(f) Offices, including banks and financial institutions andContractor's offices.[Amended effective 1-26-2001](g) All principal uses permitted in the Marine CommercialZone.(h) Retail stores, personal and business service establish-ments, including restaurants and taverns.(i) Printing establishments.(j) Municipal sewage treatment facilities.(k) Research and development facilities.(l) All uses permitted in the C Residence Zone.(m) Off-street parking facilities.(n) Oil or petroleum storage facilities of twenty thousand(20,000) gallons or less, propane gas storage of thirty thou-sand (30,000) gallons or less and natural gas storage ofthirty thousand (30,000) cubic feet or less.(2) Special Permit uses and structures. The following usesshall be permitted by Special Permit in accordance withthe provisions of § 118-1450, Special Permits, and shallcomply with the Schedule Limiting Height and Bulk ofBuildings, Commercial and Industrial,EN53 and any addi-tional standards set forth herein:(a) Municipal utility plant or storage yard, as defined here-in, oil and petroleum storage facilities of more than twen-ty thousand (20,000) gallons.[Added effective 9-27-2002](b) Gasoline stations and the sale and service of motorvehicles, subject to § 118-1010.(c) Propane gas storage of more than thirty thousand(30,000) gallons and natural gas storage of more than thir-ty thousand (30,000) cubic feet, other than public utilities.(d) Asphalt and concrete plants and recycling operationsand rock crushing/processing facilities.(e) Motor vehicle storage and junkyards.

(f) Solid waste transfer stations, recycling and compostingcenters and related facilities.(g) Commercial recreation establishments.(h) Hotels.(i) Adult day care centers. [Added effective 8-31-2001](j) Helicopter landing sites, as an accessory use to a prin-cipal permitted use, subject to special permit review and tothe following restrictions: the landing site shall be a mini-mum of 300 feet from a residence zone and flight opera-tions shall be restricted to the hours of 7:00 am to 7:00 pmonly. [Added effective 9-28-2001]k) Animal care centers, provided that the use is fullyenclosed within a structure located on a lot a minimum oftwo acres in size, that the location of the use is located aminimum of one hundred and eighty five (185) feet from aresidential use as certified by a licensed surveyor and thatadequate provisions are made to control noise and odorsemanating from the facility, subject to approval by theZoning Commission. [Added effective 6-28-2002](3) Uses which are not otherwise permitted in SubsectionB(1) or (2) above shall not be permitted by variance in anIndustrial No. 1 Zone.(4) Accessory uses and structures. Accessory uses andstructures which are incidental to and customarily associ-ated with the principal use of the premises shall be permit-ted subject to the following conditions:(a) Outside storage as an accessory use shall be limited toa maximum height of twenty (20) feet, shall be limited inarea to not more than twenty percent (20%) of the grossfloor area of the principal structure, shall be confined toside and rear yards only and shall be effectively screenedfrom view from adjacent properties.(b) Testing and communications towers for research anddevelopment purposes to a maximum height of one hun-dred (100) feet. Testing towers may be attached to a build-

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ing with the same maximum height restriction, provided that,if built on top of a building, the height of that building shallcount in the calculation of the height of the tower. Towers shallnot exceed length and width dimensions of sixty by sixty (60x 60) feet.(c) Commercial communication antennas are permitted as anaccessory use when located on existing building or structure,subject to the height limitation of that zone, except that anten-nas mounted on existing buildings which meet or exceed theheight limitation of that zone, may extend above the existingbuilding height by no more than fifteen (15) feet. In addition,the color of the building shall be incorporated into the designof the antenna. [Added effective 4-25-1997](d) Municipal kennels are permitted as an accessory use whenlocated on the same parcel as a municipal wastewater treat-ment plant, provided that the use is fully enclosed within astructure and that adequate provisions are made to controlnoise and odors emanating from the facility, subject toapproval by the Zoning Commission. [Added effective 12-18-1998](5) Additional standards for the Industrial No. 1 Zone.(a) Environmental impact. No use shall be allowed that is nox-ious or offensive by reason of the emission of smoke, particu-late matter, noise, dust, glare, fumes, odor, ionizing radiation,vibration, heat or any other pollutant or waste. All industrialuses which may potentially emit such pollutants shall submit awritten assessment of the environmental impacts of the pro-posed uses and a plan which demonstrates how the project willcomply with local, state and federal environmental regula-tions.(b) Sanitary facilities. Public sewer facilities shall be utilizedand adequate provision for storm drainage shall be made asdetermined by the Commission.(c) Illumination and noise. Exterior illumination and noiseshall be controlled by design or screening so as not to intrude

upon adjacent streets and properties.(6) All premises used as a junkyard or for storage of motorvehicles shall be maintained in strict accordance with theRegulation Concerning the Licensing of and Operation ofMotor Vehicle Junk Yards, issued by the Commissioner ofMotor Vehicles, State of Connecticut, as now in effect or ashereafter revised.C. Lot and building requirements. See the Schedule LimitingHeight and Bulk of Buildings, Commercial andIndustrial,EN54 and all other applicable sections of these reg-ulations, and in addition:(1) The area within required yards, except for vehicle andpedestrian accessways, shall be landscaped with lawns, treesand shrubs.(2) No side or rear yard shall be required where a lot abuts arailroad right-of-way.(3) Public access.(a) New developments on lots adjacent to the inner harborEN55 shall provide public access to the waterfront. Publicaccessways shall be an average of fifteen (15) feet in widthand in the form of landscaped walks, boardwalks or piersdesigned to encourage active use by the public. Where accessalong the waterfront would, in the the determination of theCommission, expose the public to hazardous conditions, theCommission may consider alternative forms of access to beprovided. Reasonable time-of-day restrictions may be estab-lished regarding such public accessways where justified forreasons of security or public safety.(b) Where the principal use of the property is a single- or two-family dwelling or a water-dependent use, the public accessrequirement shall not apply.(4) The height, bulk, location and use of all buildings in exis-tence at the time of adoption of this section are herebydeclared to be in conformance with the requirements of thissection, provided that, if such buildings are destroyed by fire,


Introduction

§8-125(c)(1)

§8-125(c)(2)

§8-125(c)(3)

§8-125(c)(4)

§8-125(c)(5)

§8-125(c)(6)

Appendices

Page - 64

explosion, act of God or act of public enemy to an extentexceeding fifty percent (50%) of their assessed value, theymay be reconstructed only if the height, bulk, location anduse of the building is substantially as it had previouslyexisted, subject to approval by the Director of Planningand Zoning, except as modified where necessary to con-form to the Flood Hazard Zone and coastal area manage-ment provisions of these regulations. The owners of suchproperty shall document by A-2 Survey or other means theheight, bulk, location and use of the building as it had pre-viously existed.(5) Single- and two-family dwellings shall comply withthe Schedule Limiting Height and Bulk of Buildings,Residential: C Residence.EN56D. Off-street parking and loading requirements. See §§118-1200 through 118-1260.E. Sign regulations. See §§ 118-1290 through 118-1295.

Introduction

Descriptionof

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Relocation

Zoning

Financials



Introduction

§8-125(c)(1)

§8-125(c)(2)

§8-125(c)(3)

§8-125(c)(4)

§8-125(c)(5)

§8-125(c)(6)

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APPENDIX F: UTILITIES MAPS

Introduction

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ERRATA

1. Page 1, Column 1, top Removed words: DRAFT 5/13/04 Replaced with: Approved July 13, 2004 Common Council of The City of Norwalk.

2. Page 46-7 Replaced draft resolution with resolution adopted by Common Council 7/13/04.

3. Page 37, Table Removed property #32 (71 Wall St.) from Dev Parcel 3and added to Dev Parcel 2a.

4. Page 2 Removed words: Map 4: Area Public Works. Replaced with: Map 4: Public Parks and Parking.

5. Page 9 Removed brackets around the words “the municipality has designated...”

6. Pages 6,10,12,19,37,41 Tightened boundary line on map of Redevelopment Parcel 2A to reflect properties listed in Table 2.

7. Page 12 Removed hyphen in word ‘Redevelopment’

8. Page 14 Removed sentence: “The portion also incorporates two groups of structures, as shown in Figure 21.”Inserted the word “seemingly” between “low-rise building” and “built”

9. Page 15 Inserted the word “Parcel” between words “This Redevelopment” and “has the highest...”

10. Page 18 Changed phrase “2003 Wall Street Update” to “Wall Street Update (2003)”

11. Page 20, Table 1 Changed both instances of 669 Wall Street to 669 West Avenue

12. Page 21 Deleted phrase “and shall” from “of this Plan and shall”Deleted references to design districts

13. Page 22 Inserted word “currently” in “this height is currently considered”Page 22 Added “to the as-of-right allowance” to “be added as a bonus to the as-

of-right allowance.”

14. Page 24 Added word “the” to “the customer pool”

15. Page 25 Deleted word “a” and added word “raised” to “raised speed tables”

16. Page 27 Changed reference from “Figure 30” to “Figure 41”

17. Page 28 Changed map label from “Map 4: Area Public Works...” to “Map 4: PublicParks and Parking”

18. Page 37, Table 2 Changed location of 71 Wall Street from Redevelopment Parcel 3 to Redevelopment Parcel 2A.

19. Page 38 Changed reference from Table 2 to Table 3.

20. Page 43 Inserted word “space” in “professional office space”

21. Page 67 Amended Errata Sheet in accordance with the above.

Documents

July 13, 2004 Norwalk, Connecticut The City of Norwalk