Hartford Site Feasibility Report_DRAFT.pdf

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1 Site

1.1 Existing Documentation Review

The following documents were reviewed to assess design and construction considerations, constraints, and limitations for the Allyn Street site (“site”):

• Allyn St. Site Plan prepared by Close Jensen & Miller, April 1991

• Preliminary Geotechnical Considerations, prepared by GEI Consultants, June 2024

• Preliminary Geotechnical Report, prepared by GEI Consultants, dated September 5, 2025

• City of Hartford Zoning Regulations, as Amended July 9, 2024

• Utility Assessment Report prepared by Fuss & O’Neill, August 2024

• Pre-Site Analysis Report 1 and 2 prepared by MMA & SLAM Collaborative, Fall 2024

• Boundary/Topographic Survey and Existing Conditions Plan by MCA, March 4, 2025

1.1.1 Site

Located in the heart of Hartford’s urban core, the 2.19-acre Allyn Street site presents opportunity for development within the DT-3 zoning district [1, 2]. Currently a parking lot with 290 spaces, the site is surrounded by key civic institutions, dining, retail, and commercial establishments, making it a prime location for future projects [1]. A new "Boundary/Topographic Survey and Existing Conditions Plan," prepared by Martinez & Couch Associates , dated March 4, 2025 (MCA Survey), integrates record documents and a ground penetrating radar (GPR) survey results.

The MCA survey adheres to the horizontal and vertical accuracy standards set by the Connecticut Association of Land Surveyors [2].

The site is bordered by Church Street to the north, High Street to the west, Allyn Street to the south, and Saint Patrick–Saint Anthony Roman Catholic Church to the east. It is accessible from all three bordering streets, with a 16-foot grade change from elevation 35 at the southeast corner to elevation 51 at the northwest corner. The parking lot has a maximum slope of 4.8%. A concrete staircase at the northeast corner accommodates a 6-foot elevation drop from the Church Street sidewalk, while a bare, steep slope between the Allyn Street sidewalk and parking lot manages a 5-foot elevation difference area at the southeast corner. [2]

Refer to the “Pre-Site Analysis Report I & II”, prepared by Michael Maltzan Architecture, Inc and the SLAM Collaborative, dated Fall 2024 and MCA Survey for more site details.

1.1.2 Traffic

The Allyn Street site benefits from excellent accessibility due to its proximity to I-84, bus, and train lines, with multiple public parking areas within a 5-minute walk offering ample parking for future development. However, cultural events at the nearby convention center, minor-league baseball stadium, and City park can cause significant traffic congestion during peak hours or event periods. To address this, the City of Hartford has implemented initiatives like the Complete Streets Plan and the Bicycle Master Plan to mitigate congestion. [1]

Refer to the “Pre-Site Analysis Report I & II”, prepared by Michael Maltzan Architecture, Inc and the SLAM Collaborative, dated Fall 2024 for additional traffic and transportation related details.

1.1.3 Utilities

Existing utilities are detailed in the “Utility Assessment Report Hartford Federal Courthouse” prepared by Fuss & O’Neill, dated August 23, 2024 and on the MCA survey.

1.1.3.1 Utility Assessment Report

The 2024 Utility Assessment Report outlines the availability of utilities and the projected impact of the Courthouse development on Hartford’s existing utility infrastructure. Table 1 summarizes the utility infrastructure and providers surrounding the Allyn Street site, while Table 2 lists contact information for each provider.

Table 1 - Existing Utility Infrastructure [3]

Utility (Provider) Allyn Street Church Street High Street

Water (MDC) 12" Main, laid in 1911

16" Main, laid in 1854-5 6" domestic service, laid in

1854-5 24" main, laid in 1940

Combined Storm/Sewer

(MDC)

slopes/drains east 15" tile, grade 1.5% to 18" tile, grade 0.5% slopes/drains south 72" PVC lined RCP, grade

0.08% slopes/drains south 24" brick

72" PVC lined RCP, grade 0.08%

Gas (CT Natural Gas) 6" MDPE Main 4" MDPE Main 6" Main (potentially abandoned, TBC)

Electrical Power (Eversource)

Three-phase, underground

Three-phase, underground

Three-phase, underground

Communications (varies)

Underground (Frontier & Comcast

Xfinity)

Underground (Frontier & Verizon)

Underground (Frontier & Comcast

Xfinity)

Table 2 - Utility Contact Information

Utility Contacts

MDC

Mike Curley Manager of Engineering 555 Main Street Hartford, Connecticut 06103 T: 860-278-7850 x3445 C: 860-818-5572 E: mcurley@themdc.com

Jessica Coelho Technical Services Senior Project Manager E: jcoelho@themdc.com

CT Natural Gas

Mr. Jonathan Gould Gas Engineer 76 Meadow Street Hartford, CT 06108 O: (860) 727-3044 E: jgould@ctgcorp.com

Eversource

Mr. Mark Bonjuklian Manager - Distribution Projects and Programs 9 Tindall Avenue Norwalk, CT 06851 O: 203-845-3456 E:

mark.bonjuklian@eversource.com

Frontier

Ms. Lynne DeLucia Manager - Engineering & Construction 1441 North Colony Road Meriden, CT 06450-4101 O: 203-238-5000 C: 860-967-4389 E: Lynne.m.delucia@ftr.com

Verizon (MCImetro)

Steven Brito Outside Plant Engineer Verizon Business Group 1 Gold St Hartford, CT 06103 M: 860-573-9013 E: steven.brito@verizon.com

Comcast Xfinity

Mr. Christopher Simeone Construction Manager CT/NY 222 New Park Drive Berlin, CT 06037 M: 860-491-6701 E: christopher_simeone@cable.comcast.com

Refer to the 2024 Utility Assessment Report for record mapping and the projected impact of the proposed Courthouse development on Hartford’s existing utility infrastructure.

1.1.3.2 GPR, Topographic & Boundary Survey

Surface features within the site are accurately depicted on the 2025 MCA topographic and boundary survey. Due to snow conditions at the time of field work, some drainage and utility structures were not accessed for invert information [2].

The MCA Survey’s underground utilities are classified by information quality. The site's interior primarily features Quality Level B (QL-B) utilities, identified via GPR and field-verified. Utilities in public rights-of-way are rated QL-C or QL-D. QL-C utilities were sourced from record drawings and confirmed with visible surface features, for example field-verified water gates were referenced while mapping underground water lines. QL-D utilities rely solely on unverified record information. [2]

A 20-foot-wide sewer easement, benefiting The Metropolitan District Commission (MDC), is shown on both the 2025 MCA Survey and the 1991 "Site Plan" by Close, Jensen & Miller. Within this easement, an 18-inch cast iron sewer pipe, approximately 10 feet below grade, collects storm, sanitary, or combined flows from the adjacent Saint Patrick–Saint Anthony Roman Catholic Church and connects to The MDC sewer system on Allyn Street. [2] [4]

1.1.4 Hydrology

The Allyn Street site is not located in a flood hazard zone. Stormwater runoff flows southeast toward the site’s lowest point, where it is seemingly collected by catch basins along the southern and eastern edges of the parking lot. These basins connect to The MDC maintained combined sanitary sewer and storm system on Allyn Street. [3]

Per the “Preliminary Geotechnical Report”, prepared by GEI Consultants, dated September 5, 2025, groundwater was measured to be 2.99 to 15.42 feet below existing grade and fluctuates seasonally [5].

Refer to the F&O Utility Assessment Report and GEI Geotechnical Report for additional information regarding site hydrology.

1.1.5 Geotechnical Conditions

The ““Preliminary Geotechnical Report”, prepared by GEI Consultants, dated September 5, 2025 provided an overview of subsurface soil and groundwater conditions within the project site. The subsurface study also consisted of Shear Wave Velocity Measurements using Multi-Channel Analysis of Surface Waves (MASW) method arrays for the purpose of seismic design. [5]

The report indicates that the historic fills and underlying natural fine-grained soils are not suitable for directly supporting a structure of this scale directly on shallow foundations. Viable foundations alternatives were provided as shallow foundations bearing on ground improvements or drilled deep foundation elements. The report also indicates that due to the observed poorly draining soils and depending on parking level elevations, foundation drainage will be required. The historic urban fills were identified as not suitable for re-use. [5]

1.1.6 Environmental Conditions

1.1.6.1 Background

The Allyn Street site is comprised of the following ten separate parcels totaling 2.19-acres:

• 108 Allyn Street

• 112 Allyn Street

• 128 Allyn Street

• 154 Allyn Street

• 329 Church Street

• 339 Church Street

• 98 High Street

• 106 High Street

• 112 High Street

• 122 High Street

The site has gone through multiple generations of redevelopment since the late 1800s and has been occupied by several types of commercial and industrial businesses until it was recently developed into a paved parking lot.

Businesses included but were not limited to auto body repair, a filling station, auto sales/repair, printing operations, woodworking, a machine shop, clothing manufacturer, residences, and restaurants.

Previous subsurface investigations conducted from 2018 to 2019, indicate that soil and groundwater have been impacted by some of these historical activities. Specifically, urban fill impacted soil exists across the site and petroleum impacted soil exists within the former fueling station location on the northwest portion of the site.

These previous investigations indicate that constituents of concern associated with urban fill and fueling operations were detected in soil at varying concentrations and in many locations exceeded regulatory clean up criteria. Additionally, groundwater exceeding regulatory clean-up criteria was also encountered along the western side of the site.

1.1.6.2 Environmental Regulatory Status

According to previous investigations and the Department of Energy and Environmental Protection (DEEP) online files, certain parcels comprising the Site are subject to Connecticut Property Transfer Law, as listed below:

• 1986, 1992, 1997, and 2019 Form III Filings for 128-164 Allyn Street (a.k.a. 128 and 154 Allyn Street), 84-110 High Street (a.k.a. 98 and 106 High Street), and 317-331 Church Street (a.k.a. 329 Church Street). The businesses that formerly occupied these properties included: Hertz Corporation, Gadell’s Repair & Body Shop Inc., ISS Prudential Maintenance Services, Inc., Driscoll Motors, Inc., and The Connecticut Company.

• 1986, 1997 and 2019 Form III Filing for 112 and 122 High Street, which was formerly known as the Atlas

Oil Company.

The above listed parcels entered into the Property Transfer Law Program when a Form III Filing was submitted to DEEP upon transfer of ownership of teach parcel. This law requires that the certifying party investigate the site in accordance with prevailing standards and remediate impacted soil and/or groundwater in accordance with

Connecticut’s Remediation Standard Regulations (RSRs). Once remediated, these parcels within the site will need to be verified by a Licensed Environmental Professional (LEP).

Previous investigations indicated that a ground penetrating radar (GPR) survey was completed across the site to assess the potential for orphan buried underground storage tanks (USTs) to exist. Following the GPR survey, test pits were installed in anomalies that could have potentially been orphan USTs, none of which were found.

Although this work has been completed and it does not appear orphan tanks exist at the Site, if they were encountered during redevelopment, the UST Regulations would apply to these orphan tanks.

1.1.7 Permitting

Jamie

1.2 Limitations & Considerations

The proposed federal courthouse development at the Allyn Street site faces a range of site-specific constraints that will influence its design and construction, requiring careful planning and coordination to meet federal standards and urban context demands.

1.2.1 Site

Located in Hartford’s urban core, the site presents several limitations that may impact the design and construction of the proposed federal courthouse. Security requirements for the courthouse introduce significant constraints, including ground-level protections against unauthorized access and aerial concerns, such as restricting building height or rooftop features to mitigate surveillance risks. Additionally, the need for a secure building screening area complicates logistics, requiring dedicated space for thorough inspections of visitors and deliveries, which reduces available site area for other functions. The site’s compact 2.19-acre footprint further limits space for parking, drop-off zones, and delivery areas, potentially necessitating off-site solutions or innovative design to maximize efficiency. [1]

Further challenges include a 50-foot blast-zone setback from the right-of-way curb, reducing usable site area and impacting building placement or landscaping options. Noise pollution from adjacent urban activities, such as traffic or nearby commercial establishments, may require soundproofing measures or strategic building orientation to minimize disturbances within the courthouse. [1]

Refer to the “Pre-Site Analysis Report I & II”, prepared by Michael Maltzan Architecture, Inc and the SLAM Collaborative, dated Fall 2024 for specific surficial siting considerations.

Per the 2025 “Preliminary Geotechnical Report,” the site consists of gravelly sand to silt with variable portions of debris. This material will not be suitable for construction and drainage of the site. Imported satisfactory material as fill will be required for all subsurface areas under the building, green stormwater management systems, and possibly pavements. Refer to the “Preliminary Geotechnical Report”, prepared by GEI Consultants, dated September 5, 2025 for specific site limitations.

1.2.2 Traffic

The Allyn Street site’s unique topography, with elevations dropping up to 6 feet below adjacent sidewalks, presents notable challenges for vehicular access [1] [2]. The site’s layout and proximity to intersections limit potential entry points, requiring thoughtful design to accommodate larger delivery vehicles. Effective coordination with City officials may be required to rationalize delivery and drop-off operations as they could impact City right-of-way operations.

1.2.3 Utilities

1.2.3.1 Water

The public water supply for the site, while likely sufficient, may present design considerations due to variable water pressure. To ensure adequate domestic and firewater flow for the proposed Courthouse development, designers must account for potential pressure fluctuations and incorporate appropriate measures, such as booster pumps or pressure-regulating systems [1]. Coordination with the Metropolitan District Commission (MDC) will be essential to verify available pressure and capacity, ensuring compliance with fire safety and domestic water requirements [3].

1.2.3.2 Stormwater & Sanitary Sewer

The Allyn Street site connects to a combined sanitary sewer and stormwater system maintained by The MDC.

Due to the capacity constraints of combined systems, which have largely been replaced by separate systems across Connecticut, The MDC is expected to closely scrutinize any utility connection permits. The Courthouse development may need to plan for separating storm and sanitary flows if The MDC upgrades the combined public sewer system in the future.

The MDC will require strict compliance with its standards, particularly regarding the volume and flow rates of Courthouse discharge. Any groundwater or sump pumps must be metered [1] [3], and The MDC is likely to mandate a single discharge lateral connecting to the existing Church’s 18-inch cast iron sewer pipe discharging to a manhole on Allyn Street.

1.2.3.3 MDC Easement

The MDC’s existing sewer easement further complicates design, as no buildings or structures can be placed within it. Relocating the pipe and easement is feasible but will demand extensive coordination and review with multiple departments of The MDC to ensure compliance and feasibility. Scheduling should account for time needed to facilitate this coordination with The MDC.

1.2.4 Hydrology

Relative to stormwater and hydrology, the site faces multiple design and construction challenges. As previously mentioned, combined stormwater and sanitary sewer discharge may be limited to an 18-inch lateral, posing challenges for stormwater design. The MDC will likely enforce strict requirements on the amount of volume and flow leaving the site, further complicating compliance.

The site’s compact size and urban setting limit green stormwater strategies. A small rain garden at the southeast corner’s low point is unlikely to meet treatment or retention needs for a 2.19-acre site. Underground retention or detention systems could be considered, but infiltration may be hindered by impacted or poorly draining soils, making LEED Water Efficiency points difficult to achieve.

Groundwater, located 2.99 to 15.42 feet below grade [5], will complicate construction. Dewatering in potentially contaminated soils will require treatment of discharged water. Temporary or permanent sheeting may be needed for construction or the final building design [6]. Additionally, subsurface areas within the water table will demand waterproofing and potential anti-buoyancy measures to ensure structural stability.

1.2.5 Geotechnical Conditions

The ““Preliminary Geotechnical Report”, prepared by GEI Consultants, dated September 5, 2025 was completed during the conceptual design stage and does not consider project-specific design attributes because they were not developed at the time of the report.

1.2.6 Environmental Conditions

1.2.6.1 Management of Soil and Groundwater

Soil and groundwater are impacted by constituents of concern at concentration exceeding regulatory clean up criteria. Based on future design of the courthouse, excess soil will likely be generated and based on previous investigations site soil will need to be disposed at a facility licensed to accept urban fill and petroleum impacted soil. Additionally, it is likely that building debris from former structures will be encountered during construction and may be impacted by hazardous building materials (i.e.: asbestos, lead, PCBs, etc.).

Design plans should take into consideration of how to effectively reuse as much soil at the site by capping it beneath buildings and hardscape surfaces; however, this is only feasible if the soil is geotechnically suitable for reuse in this manner.

If soil needs to be disposed of off-site to allow for redevelopment, disposal costs and pre-characterization sampling should be considered to assist with determining cost implications, as hazardous waste parameters have not be collected to determine where soil can be disposed (i.e.: landfill, hazardous waste facility, reuse facility).

Additionally, as discussed above in Section 1.2.4, if dewatering is required during construction, it should be considered that a wastewater discharge permit may be necessary and treatment of that wastewater will likely be required.

1.2.6.2 Environmental Compliance with the Property

Transfer Law

As previously discussed, several of the parcels on the site are subject to Connecticut’s Property Transfer Law when upon transfer of the parcels a Form III was filed with the DEEP. This law requires that these parcels be investigated in accordance with prevailing standards and guidelines and remediated in accordance with the Connecticut Remediation Standard Regulations (RSRs). Remediation at these parcels may include but not limited to soil disposal, groundwater monitoring and natural attenuation, and/or implementation of engineered controls and environmental land use restrictions. Once remediation is complete, a Verification Report and Final Form III verification will need to be completed by a Licensed Environmental Professional and submitted to DEEP.

Once these are signed and submitted to DEEP, DEEP will review and determine whether they are complete or need to be audited.

Marilee Gonzalez Need to consult with Jhonatan on this one

There are many other potential reporting requirements that may be required to bring the parcels to closure with the Property Transfer Law, some of which may include Remedial Action Plans, Soil Management Plans, annual reporting to DEEP, Completion of Investigation Reports, land surveys, etc.

1.2.7 Permitting Limitations & Considerations

Jamie

1.2.8 Limitations Summary

The following outlines the key limitations, as they relate to site design, for the proposed federal courthouse development at Allyn Street site:

• Site: security requirements, limited site area, urban noise pollution, fill materials

• Traffic: challenging topography, restricted access points, City coordination

• Utilities: MDC coordination and easement/lateral relocation

• Hydrology: site size, urban setting, discharge requirements and options, groundwater

• Geotechnical: design considerations for design conditions

• Environmental Conditions: disposal cost for excess soil; dewatering groundwater during construction;

completion of investigation and remediation and costs to bring the site to closure with Property Transfer law obligations

1.3 Future Analyses

1.3.1 Site

Based on details found within the “Pre-Site Analysis Report I & II” document, the following studies, reviews, or analyses are recommended for the site:

• Building Height – study of proposed building height and views against the surrounding Cityscape and wany wind tunnel effects

• Security – study and review of potential high angled attacks (i.e. ranged ballistic attacks), below grade screen operation options, and passive surveillance possibilities

The geotechnical section outlines requirements for advancing geotechnical data. Relative to the site design, the following information is recommended and/or required for the next phase of the project:

• Earthwork cut/fill analysis

• Disposal facilities and associated material costs review

• Pavement specifications and design

• Backfill specifications

• Foundation drain design

• Dewatering specifications

1.3.2 Traffic

The "Pre-Site Analysis Report I & II" notes potential traffic congestion near the Allyn Street site during peak hours or cultural events. A Traffic Impact Study is recommended to assess the adjacent roadway network, intersections, proposed site access, trip generation, combined traffic volumes, crash data, queues, and intersection sight distances and capacities.

Coordination with any future City of Hartford transportation projects is recommended. Comparison of any pre-planned or conceptual planning is required during the preliminary design phase.

1.3.3 Utilities

Early coordination with electrical and gas companies is recommended to confirm utility capacity. The project’s design team should provide anticipated site load information to support the utility companies’ capacity review, ensuring a streamlined process. Active utility lines can be confirmed by the utility companies during their review, particularly whether the 6” gas main in High St is abandoned.

The "Pre-Site Analysis Report I & II" notes potential light pollution from adjacent sites and passive security concerns. A photometric study of existing conditions is recommended to assess current lighting systems and ensure the proposed Allyn Street site integrates seamlessly with its surroundings.

The 2025 "Boundary/Topographic Survey and Existing Conditions Plan" by Martinez & Couch Associates requires verification of utilities marked as Quality Level C or D using test pits. Additionally, inverts on structures obscured by snow during fieldwork must be field-verified before design and construction begin.

Early coordination with the Metropolitan District Commission (MDC) is recommended. Once domestic and fire water demands, sanitary sewer flows, and stormwater volumes are determined, an Availability and Capacity Request Form needs to be submitted to The MDC to confirm sufficient capacity for the Allyn Street Courthouse development.

1.3.4 Hydrology

The geotechnical section outlines requirements for advancing geotechnical data. To inform stormwater and subsurface building design, groundwater elevations should be measured during the high groundwater season (late winter/early spring). Soil characterization and infiltration testing are essential in areas considered for green stormwater infrastructure. Early in the design process, a test fit for potential green infrastructure locations is critical to ensure feasibility.

1.3.5 Geotechnical Conditions

A design phase geotechnical study should be performed considering project-specific design attributes. The design phase study should include the following:

• Suitable foundation alternatives that consider actual design loads and project requirements

• Provide lateral earth pressure coefficients for support in the design of any earth retention structures, permanent or temporary.

• Further outline the existing underground historic structures and remnants and provide recommendations for the removal and backfilling.

• Outline and provide recommendations for a preconstruction building survey and vibration monitoring program for adjacent structures.

• The preliminary geotechnical engineering report identified the historic urban fills as not suitable for re-use, the design phase report should further delineate any soil that is suitable for re-use, even if blending or mitigated is needed.

• Provide engineering fill specifications for any expected fill within the project site.

1.3.6 Environmental Conditions

The environmental sections outline the need to have additional data to cost out soil disposal and cost implications with groundwater dewatering. We recommend that early in the design process additional soil and groundwater sampling be conducted to understand the cost implications and help alter the design to potentially off set those costs.

Additionally, there will be additional costs associated with bringing certain parcels on the site to closure with the Property Transfer Law as outlined in Section 1.2.6.2.

1.3.7 Permitting Conditions

Jamie

1.3.8 Future Analyses Summary

The following studies, analyses, and coordination efforts are recommended to support the design and construction of the Courthouse Project at the Allyn Street site:

• Building Height Study

• Security Study

• Noise Study

• Earthwork Analysis

• Pavement Design

• Foundation Drain Design

• Backfill Recommendations

• Traffic Impact Study

• Photometric Study of Existing & Proposed Conditions

• Utility location/depth verification via test pits as required

• Utility Structure Invert Data Collection

• MDC Availability & Capacity Analysis Request

• Groundwater Investigation

• Infiltration Testing

• Green Stormwater Systems Test Fit

• Geotechnical Design Review

• Pre-characterization soil and groundwater sampling to assist in disposal and cost implications

• Property Transfer Law Obligations

• Permitting

2 References

[1] Sov, "Allyn St. Data Gap Review," March 2024.

[2] Close, Jensen & Miller, Allyn St. Site Plan, April 1991.

[3] Martinez & Couch Associates, Boundary/Topographic Survey and Existing Conditions Plan, March 4, 2025.

[4] City of Hartford, Zoning Regulations, as Amended July 9, 2024.

[5] MMA & SLAM Collaborative, Pre-Site Analysis Report 1 and 2, Fall 2024.

[6] GeoQuest, Inc., "Environmental Review & Status Report," June 2019.

[7] BL Companies, "Phase I Environmental Site Assessment," December 13, 2018.

[8] Solv, "Phase I Environmental Site Assessment," March 3, 2023.

[9] BL Companies, "Phase II Site Investigation (Draft)," January 23, 2018.

[10] BL Companies, "Phase II/III Site Investigation," April 2019.

[11] GEI Consultants, "Preliminary Geotechnical Considerations," June 2024.

1.1.7 Permitting

2 References