Downtown Development Focus Area: I. Existing Conditions

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1 Downtown Development Focus Area: I. Existing Conditions The Downtown Development Focus Area is situated along Route 1, south of the train tracks, except for the existing Unilever property. It extends west to Lumberyard Road and east to the Indian River. The area is generally not affected by environmental constraints; only the southwestern and eastern portions of the area are within the floodplain and Natural Diversity Database designations. As of 2013, there are 44 businesses in the Downtown Development area, with a total of 242 employees. Services and retail make up the largest portion of business sectors, at 43% and 18% of all businesses. The average daily traffic count (ADT) along Route 1 in this area is about 7,800 vehicle trips. There are 144 residents in 66 households within this area, most of which are families. Growth has slightly decreased from and is projected to continue to decrease in population slightly into Homes are valued at an average $256,832 and the median household income was $57,412. The current zoning for the area is a mix of industrial and three business zones. Development in this area is compact, typical downtown or small village style. Many buildings in this area are in relatively poor condition and vacant. Revitalization efforts are necessary, especially at the existing Unilever property, just north of the train station. Anne Kline 6/2/14 2:28 PM Comment [1]: To be updated pending VCI project report

2 II. Vision: Issues & Outlook The Downtown Development Focus Area is currently very built- up with small- scale commercial uses including services, restaurants, and retail. With its close proximity to the train station, which is scheduled for renovations, the Downtown is the best place for transit- oriented development. However, the creation of higher densities in this area is complicated by the lack of community wastewater treatment. This problem needs to be considered and addressed in any redevelopment plan. The Unilever property is the single most important redevelopment target in Clinton.

3 In late 2013 Clinton was awarded a Vibrant Communities Grant from the Connecticut Trust for Historic Properties. The grant focused on redevelopment of the Unilever property as well as historic residences along North High Street, north of the Downtown Development Focus area. In Spring 2014 the report, which includes a lot of community input and prepared by the Cecil Group, was completed. Its recommendations include residential mixed- use development on the Unilever site. Specifically, the total square footage for all buildings, as proposed, would be 357,840; 20,000 square feet would be retail, 31,792 would be office, there would be 250 residential units with 1,000 square feet per unit on average, all accommodated by 533 parking spaces. The existing buildings, between John Street and Central Avenue, and the main building on the Unilever site, including its Art Deco façade, would be preserved and used as office and retail space. The report recommends redeveloping the historic building core, marketing office space, creating flexibility with the uses, allowing potential manufacturing space within the main building, and designing new construction that is compatible with the surrounding context. Approximately 185,000 square feet of the warehouse and outbuildings on the main Unilever property would be removed, an estimated 64%. As mentioned, the 1929 Pond s Building, especially its Art Deco façade facing John Street would be preserved and the rear of the Unilever property would be conserved as open space. The larger property itself would be designed to cluster buildings with orientation to open space and street, improving the street network to provide essential pedestrian and rail connectivity to Main Street.

4 Figure 1. Unilever Redevelopment Plan prepared by the Cecil Group as part of the Vibrant Communities grant, Spring Although the Unilever property is mainly free of external environmental constraints, the potential contamination of the site due to its previous industrial uses is unknown. The Vibrant Communities grant pro forma assumed no cost for land and contamination. Any future redevelopment of this site would require an in- depth environmental assessment. New funding through the State is available for brownfield redevelopment and legislation was recently passed limiting municipal and non- responsible future owners from some liability. In addition, as previously mentioned wastewater treatment systems would need to be constructed on the site, as none are currently available in Town.

5 III. Community Input Clinton residents expressed a strong desire to improve the economy in the downtown area. In particular, concerns about blight and a lack of diversity among retail and restaurants were expressed. Some wanted to see more community use of the vacant buildings including an arts center, senior center, or teen center for indoor events. Beautification efforts like sign standards, lighting, historic preservation and thoughtful redevelopment were suggested. Furthermore, many residents were concerned about pedestrian safety and connectivity from the train station to other parts of Town. Road and traffic improvements like paving and signage were also brought up. As mentioned in other development focus area chapters, bicycle access and paths throughout Town are popular amongst residents. Redevelopment of the Unilever property was also widely acknowledged as a critical component of development in the downtown. Another important consideration, mentioned in numerous comments, was creating financial incentives to help bring commercial tenants to the vacant downtown businesses. Others also suggested increasing height and density in the area to create housing opportunities.

6 IV. Future Planning The Downtown Development Focus Area is critical for Clinton s redevelopment. The potential for transit- oriented development, encouraged nationwide by planners and real estate professionals and a major State priority, could transform Clinton s downtown and help meet its demand for housing opportunity and smaller units. In addition, residential property development could help foster economic opportunities within the vacant storefronts along Route 1; revitalizing the entire area and improving Clinton s vitality as a residential community for younger people and active adults. Finally, creating continued connectivity along Route 1 from the Village Zone with the addition of sidewalks and bicycle lanes would enhance the Route 1 Corridor and coincide with other development efforts of the regional Council of Governments and surrounding towns. Future planning efforts need to focus on the development of an area- wide master plan. Such plan can utilize design standards and principles of transit- oriented development to redevelop the area. V. Specific Action Items Assess and Implement Recommendations from Cecil Group Vibrant Communities Grant a. Ensure any Redevelopment of the Unilever site is consistent with transit- oriented development principles b. Coordinate with and reach out to Unilever Change Zoning to increase density on the Unilever site and in downtown buildings, allowing for mixed- use opportunities Explore wastewater disposal options to facilitate growth Develop and implement design standards for the area, maintaining the small, compact historic downtown, while improving streetscape and connectivity. Seek brownfield funding opportunities to help redevelop Unilever site Leverage the renovation of the train station as development opportunity for the rest of downtown Encourage pedestrian safety and connectivity from downtown to residences along Route 81 Work with downtown businesses and Chamber on establishing and supporting Placemaking activities Create signage and wayfinding Implement recommendations of Route 1 Study, including parking, intersections, and circulation