SNEAPA 2013 Thursday c2 1_45 meeting the growing demand
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Transcript of SNEAPA 2013 Thursday c2 1_45 meeting the growing demand
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A Pilot Program
PLAN IT FORWARDSouthern New England APA conference
October 17, 2013
Meeting the Growing Demand for Downtown Living
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CT Main Street Center John Simone, President & CEO Susan Westa, AICP, Community Engagement
Director
City of Torrington Martin Connor, AICP, City Planner
CDM Smith David Sousa, ASLA, AICP, Senior
Planner/Landscape Architect
Presenters
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Partnership for Success
Connecticut Main Street Center
&
Connecticut Housing Finance
Authority
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The Problem
Connecticut’s downtown properties are needlessly under-utilized and
under-valued.
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Vacant Buildings Cost Communities$222,340/year/vacant space
Reduced property value, property tax, sales tax, utilities, professional services, and workers’ pay
Upper-story Residential Units Benefit Local Economy
Annual downtown impact/unit = $20-39K
Main Street Iowa Economic Development Study, Donovan Rypkeyma
The Problem & Opportunity
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Asheville Big Box vs. Downtown Mixed-Use Development
Comparison
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Forbes article, Downtowns: What’s Behind America’s Most Surprising Real Estate Boom
“…this demographic (between 25 & 34) grew 26% from 2000 to
2010 in major cities’ downtowns…Or twice as fast as it did in those
cities’ overall metro areas”
The Opportunity
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The Challenge
Mixed-use/mixed-income development has become a lost art
form.
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A Pilot Program
Mixed-Use Real Estate Planning
Consultant Team
William Crosskey, Crosskey ArchitectsLou Trajcevski, Newcastle Housing Ventures
David Sousa, CDM Smith
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3 Pilot Communities
Torrington Waterbury Middletown
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Community Liaisons Advisory Team
Community Meetings
What’s right for your town?
Community Engagement
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Program
Downtown Development Audit
Model Building Analysis Assistance to Property
Owners
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Program
Urban Design Audit
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Program
Downtown Management Assistance
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After 60+ years of single-use, car-oriented development, mixed-use development is a lost art form
Impediments include: Unsupportive regulatory environment Lack of readily available financing Misguided perception that density leads to
blight, congestion and loss of value
Lessons Learned
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Small, mixed-use development are some of the hardest real estate deals to accomplish because:
Older building gut rehabilitation (most costly)
In complex downtown settings It requires well-integrated public-private
partnerships
Lessons Learned
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Many state and federal resources are only available to larger projects than a typical downtown building in CT
Community meetings supported the assumption that there is a growing interest in living downtown
Education & technical assistance programs are needed to prepare property owners for redevelopment & property management
Lessons Learned
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Findings in Torrington, Waterbury & Middletown
Land use regulations promote redevelopment Parking is always an issue Downtown property owners are not developers
or even landlords The financial gap for redevelopment is
significant A mechanism is not available to address the gap
Findings
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Middletown
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Model Building
Owner: The Amato Family
Location: 418-426 Main Street• Across the street from the
owners’ well-known and long-established shop, Amato’s Toy and Hobby
Redevelopment Plan: 6 units • 4 large loft-style apartments
& 2 smaller apartments in the back
Model Building
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Lessons Learned
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SourcesHistoric Tax Credits $ 207,700First Mortgage $ 400,000Seller Financing $ 292,500Additional Funds Needed $ 396,900
Total sources $ 1,297,100
UsesConstruction Costs $ 972,100Site Acquisition $ 325,000
Total Uses $1,297,100
Sample Financial Pro Forma
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Most state and federal programs that incentivize housing development are only for affordable housing and only municipalities or non-profit entities are eligible
In these communities, mixed-use develop projects are high risk, even if privately owned
Market and affordable rental rates are often the same in downtowns, making market rate apartment financing difficult
Financial Impediments
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Federal historic tax credits – many downtown projects are too small-scale
Subordinated loan provided by a municipality - Lynchburg, Virginia, example
Tax Increment Financing (TIF) - potential to expand CT program – Maine, example
Commercial and Industrial Property Assessed Clean Energy (C-PACE) - financing for energy upgrades
Tax abatement – potential to expand local programs Incentives for city workers to live downtown -
municipalities in some states providing - Live Where You Work
Addressing the “Gap”
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Assistance to Property Owners
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Property owners should develop a team including: A real estate development consultant A preservation architect A general contractor A property management professional A real estate professional - to help market
apartments
Property owner networks offer workshops on how to be a good landlord, screen tenants and manage property
Assistance to Property Owners
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It takes a community to successfully redevelop under-utilized downtown properties
It’s a risk with great rewards for the entire community and therefore worth the
community’s investment of time and resources
The Challenge
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Downtown TorringtonDowntown Torrington
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Torrington’s zoning regulations support upper story redevelopment for residential use & do not require parking
Regulations for new or infill development do not reflect downtown conditions
Downtown Development Audit
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Owner: Torrington Downtown PartnersLocation: 11-21 Main Street Redevelopment Plan: 16 units from 8 units
Model Building Analysis
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Torrington Downtown Partners A unique partnership of local
businessmen - with construction experience but not developers
Purchased 9 downtown buildings Invited residents and stakeholders to
participate
Assistance to Property Owners
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Improve pedestrian & bicycle linkages
Increase safety at intersections-traffic calming
Increase on-street parking
Install outdoor art to encourage street activity & make downtown more attractive
Improve & coordinate way-finding signage
Urban Design Audit
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Downtown Management Assistance
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There is now a better understanding of what the next steps need to be, and
a greater appreciation of the importance of the public-private partnership that is necessary to
overcome the challenges and achieve reuse of these properties.
Rose Ponte Torrington’s Director of Economic
Development
Outcomes
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Urban Design Audit
Downtown Waterbury, CT
Photo by Dave Sousa
Photo by Dave Sousa
Photo by Dave Sousa
Photo by Dave Sousa
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©2013 CDM Smith Inc. All rights reserve.
P = Peripheral Connectivity P1 Connectivity to Surrounding DistrictsP2 Pedestrian & Bicycle Linkages P3 Parking P4 Access to Transit
D = Diversity & Design D1 Diversity of Uses & IncomeD2 Design CoherenceD3 Distinctive Buildings & Civic Spaces
D4 Density of Buildings & PeopleE = Enclosure & Engagement E1 Strong Edges E2 Direct & Welcome Visitors E3 Overhead Enclosure E4 Engagement
S = Safety and Security S1 Safe Street CrossingsS2 Continuous, Wide SidewalksS3 Short Block LengthsS4 Security
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©2013 CDM Smith Inc. All rights reserve.
4Review Results with Community
3Score
Using Established Criteria & Metrics
2Assess
Each Street & Block for 16 Indicators
1Identify Assets
with the Community
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Peripheral Connectivity
Enclosure & Engagement
Design &Land Use
Safety & Security
W.A.L.Q.
P3 Parking
P1 - Connectivity to
Surrounding Districts
P2 - Pedestrian & Bicycle Linkages
E2 - Direct & Welcome Visitors
E3 - Overhead Enclosure
S1 - Safe Street Crossings
S2 – Continuous,
Wide Sidewalks
S3- Short Block
Lengths
S4 Security
D3 - Distinctive Buildings &
Civic Spaces
D4 - Density of Buildings &
People
E1Strong Edges
D2 – Design Coherence
P E
D S
D1 – Diversity of Uses/ Income
E4Engagement
P4 - Access to Transit
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Criteria:• Access to the CBD is free of barriers that restrict or inhibit mobility
(e.g. highways, one-way streets, and rivers). • Surrounding land uses complement the CBD and support walkability.
P1 Connectivity to
Surrounding Districts
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Factors for low score:• I-84, Rt. 8 and river act as barriers between CBD &
neighborhoods• Many one-way streets in CBD restrict access to
businesses.
Score = 1.0
P1 Connectivity to
Surrounding Districts
Criteria:• Access to the CBD is free of barriers that restrict or inhibit mobility
(e.g. highways, one-way streets, and rivers). • Surrounding land uses complement the CBD and support walkability.
Source of Image: Google Earth
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P2 Pedestrian &
Bicycle Linkages
Criteria:Protected and continuous bicycle and pedestrian routes (or greenways) or on-street bike lanes are provided from the CBD to surrounding neighborhoods.
Sources of Images: Waterbury Development Corp. and Alta
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Factors for low score:• Numerous wide street with speeding traffic;• Lack of bicycle lanes in or near CBDScore = 1.0
P2 Pedestrian &
Bicycle Linkages
Criteria:Protected and continuous bicycle and pedestrian routes (or greenways) or on-street bike lanes are provided from the CBD to surrounding neighborhoods.
Photo by Dave Sousa
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P3 Parking
Criteria:• On-street parking should:• Be provided along both sides of all streets, wherever possible.• Should encourage short-term parking and discourage long-term parking.
Source of Image: City of Waterbury
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Factors for neutral score:• On-street parking, while available, could be more
extensive.• Low or no minimum parking requirement for new uses
is good for CBD.
Score = 1.8
P3 Parking
Criteria:• On-street parking should:• Be provided along both sides of all streets, wherever possible.• Should encourage short-term parking and discourage long-term parking.
Photo by Dave Sousa
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P4 Access to Transit
Criteria: District has convenient, robust and frequent: • Local bus service;• Intercity bus service;
• Para-transit service;• Commuter train or trolley;• Taxi service;• Zip Car (or other shared auto).
Source of Image: City of Waterbury
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Factors for good score:• Robust bus network;• Commuter train service to NYC Score = 2.0
P4 Access to Transit
Criteria: District has convenient, robust and frequent: • Local bus service;• Intercity bus service;
• Para-transit service;• Commuter train or trolley;• Taxi service;• Zip Car (or other shared auto).
Photo by Dave Sousa
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E1Strong Edges
Criteria:• Buildings at least 2 stories tall
(optimal height & spacing varies);• Avoid parking garages fronting on
the street; • Avoid vacant sites or surface
parking lots close to street;• Buildings closely spaced with
consistent gap between buildings;• Buildings set at the back of walk.
Image Created by CDM Smith
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Factors for good score:• Many streets have impressive street walls• However, ,any gaps exist.Score = 2.2
E1Strong Edges
Criteria:• Buildings at least 2 stories tall
(optimal height & spacing varies);• Avoid parking garages fronting on
the street; • Avoid vacant sites or surface
parking lots close to street;• Buildings closely spaced with
consistent gap between buildings;• Buildings set at the back of walk.
Photo by Dave Sousa
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E2 Direct & Welcome
Visitors
Criteria: Welcoming details include:• Directory maps and Directional
signs;
• Visitor info centers;
• Attractive banners;• Attractive gateways;• Informative, current websites.
Source of Image: City of Waterbury
Photos by Dave Sousa
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Factors for low score:• City provides only modest levels of interesting and
engaging features and promotional materialsScore = 1.0
E2 Direct & Welcome
Visitors
Criteria: Welcoming details include:• Directory maps and Directional
signs;
• Visitor info centers;
• Attractive banners;• Attractive gateways;• Informative, current websites.
Photo by Dave Sousa
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E3 Overhead Enclosure
Criteria:• · Street trees are spaced evenly along the edge of street at intervals that
do not exceed 75 feet.• · Street trees are healthy and of sufficient size to create shade and a
canopy that is greater than 10 feet in diameter.
Photo by Dave Sousa
Source of Image: Dan Burden, Glatting Jackson and Walkable Communities
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Factors for low score:• Many street lack street trees;• Where trees are provided, spacing is poor.Score = 1.4
E3 Overhead Enclosure
Criteria:• Street trees are spaced evenly along the edge of street at intervals that
do not exceed 75 feet.• Street trees are healthy and of sufficient size to create shade and a
canopy that is greater than 10 feet in diameter.
Photo by Dave Sousa
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E4Engagement
Criteria: Public art and monuments should be:• Unique and engaging;• Frequent and unexpected;
• Allow people to associate a place with its culture and history;
• Showcased on public and private sites.
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Factors for good score:• Downtown possesses an enviable number of
impressive, historic and notable statues, monuments and murals.
Score = 2.0
E4Engagement
Criteria: Public art and monuments should be:• Unique and engaging;• Frequent and unexpected;
• Allow people to associate a place with its culture and history;
• Showcased on public and private sites.
Photo by Dave Sousa
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S1 Safe Street Crossings
Criteria: Safety features for pedestrians include: • Highly visible crosswalks;• Pedestrian countdown signals;
• Tight curb radii;
• Narrow traffic lane;• Ped refuge islands;• Curb extensions (or bulb-outs);• Speed tables.
Photo by Dave Sousa
Image Created by CDM Smith
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Factors for neutral score:Streets are not pedestrian friendly due to high traffic volumes, wide vehicle lanes, high vehicle speeds, and minimal pedestrian countermeasures.
Score = 1.8
S1 Safe Street Crossings
Criteria: Safety features for pedestrians include: • Highly visible crosswalks;• Pedestrian countdown signals;
• Tight curb radii;
• Narrow traffic lane;• Ped refuge islands;• Curb extensions (or bulb-outs);• Speed tables.
Photo by Dave Sousa
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S2 Continuous, Wide
Sidewalks
Criteria: Sidewalks should be:• Continuous with few disruptions by driveways or wide curb-cuts• Hazard-free (free of cracks, heaves or potholes)• Wide enough to permit three people to walk side-by-side
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Factors for good score:• Sidewalks are quite functional and attractive;• However, City should provide better sidewalks between
neighborhoods and downtown.Score = 2.3
S2 Continuous, Wide
Sidewalks
Criteria: Sidewalks should be:• Continuous with few disruptions by driveways or wide curb-cuts• Hazard-free (free of cracks, heaves or potholes)• Wide enough to permit three people to walk side-by-side
Photo by Dave Sousa
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S3Short Block
Lengths
Criteria:• Maximum block length is 200 ft. by 600 ft.• Optimal intersection density (which is a function of block length) is over
200 intersections per square mile.
Source of Image: City of Waterbury
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Factors for relatively good score:• The intersection density of downtown is 190 per sq.
mi., which is close to the optimal density of 200 intersections per sq. mi.
Score = 2.0
S3Short Block
Lengths
Criteria:• Maximum block length is 200 ft. by 600 ft.• Optimal intersection density (which is a function of block length) is over
200 intersections per square mile.
Image Created by CDM Smith
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S4 Security
Criteria: Each segment of the street should have:• Adequate street lighting;• Frequent sources of ambient light from adjacent buildings;• No blind alleys or areas where criminals could lurk (e.g. walls, hedges).
Source of Images: Flickr
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Factors for neutral score:• Street lighting is not consistently adequate;• Street activity is low during evening hours.Score = 1.9
S4 Security
Criteria: Each segment of the street should have:• Adequate street lighting;• Frequent sources of ambient light from adjacent buildings;• No blind alleys or areas where criminals could lurk (e.g. walls, hedges).
Photo by Dave Sousa
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D1 Diversity of Uses/
Income
Criteria: Diverse, mixed-use districts should possess:• Retail uses predominant on the
ground floor;• Supportive office or residential
uses on upper floors;• Uses on the periphery of CBD
must complement or support downtown;
• Few vacant buildings;• Few industrial buildings,
warehouses, drive-through restaurants, auto repair stations or windowless buildings.
Source of Image: Christopher Leinberger, The George Washington University School of Business
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Factors for low score:• Numerous vacant storefronts or underutilized space; • Few downtown residents/ limited downtown housing.Score = 1.5
D1 Diversity of Uses/
Income
Criteria: Diverse, mixed-use districts should possess:• Retail uses predominant on the
ground floor;• Supportive office or residential
uses on upper floors;• Uses on the periphery of CBD
must complement or support downtown;
• Few vacant buildings;• Few industrial buildings,
warehouses, drive-through restaurants, auto repair stations or windowless buildings.
Photo by Dave Sousa
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D2 Design Coherence
Criteria: Design coherence exists when buildings possess:• A human scale & good
proportions;• Prominent and ornate entrances;• Warm, natural materials;
• Well-scaled & tasteful signage;• Interesting adornments
(e.g. awnings, lighting);• A vernacular architectural style.
Source of Image: City of Waterbury
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Factors for good score:• Residents value their historic downtown & understand
the importance of design in place-making.Score = 2.1
D2 Design Coherence
Criteria: Design coherence exists when buildings possess:• A human scale & good
proportions;• Prominent and ornate entrances;• Warm, natural materials;
• Well-scaled & tasteful signage;• Interesting adornments
(e.g. awnings, lighting);• A vernacular architectural style.
Photo by Dave Sousa
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D3 Distinctive
Buildings & Civic Spaces
Criteria: Landmarks include:• Historic structures;• Iconic buildings of statewide
import;
• Public squares or parks;
• Prominent gateway buildings (esp. those that provide a terminal view).
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Factors for excellent score:• Waterbury possesses a traditional downtown with
strong historic landmarks, majestic churches, numerous stately civic buildings & many institutions.
Score = 3.0
D3 Distinctive
Buildings & Civic Spaces
Criteria: Landmarks include:• Historic structures;• Iconic buildings of statewide
import;
• Public squares or parks;
• Prominent gateway buildings (esp. those that provide a terminal view).
Photo by Dave Sousa
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D4 - Density of Buildings & People
Criteria:• Floor Area Ratio (FAR) of all buildings on a block should be in range that
correlate with desired density of the specific urban transect.• Blocks that contain buildings with insufficient mass and/or buildings
with excessive surface parking areas score low.
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Factors for good score:• Many streets have tall and sizable buildings. • However, there are many lots are vacant lots or are
parking lots that could accommodate new development.
Score = 2.7
D4 - Density of Buildings & People
Criteria:• Floor Area Ratio (FAR) of all buildings on a block should be in range that
correlate with desired density of the specific urban transect.• Blocks that contain buildings with insufficient mass and/or buildings
with excessive surface parking areas score low.
Photo by Dave Sousa
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Questions & Answers
A Pilot Program
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Discussion:
What’s your community’s experience with downtown revitalization?
Issues?
Solutions?
Discussion
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Connecticut Main Street Centerc/o CL&P PO Box 270
Hartford CT 06141860-280-2337
www.ctmainstreet.org