Town of Clinton, Connecticut Action Plan for the Historic ......Jun 24, 2014 · Action Plan for...

Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond

Town of Clinton, Connecticut

Action Plan for the Historic

Unilever Property and Area

Final Presentation| Release of Draft Report and Implementation

Tuesday, June 24, 2014 7:00pm



Agenda

1. Draft Final Report

2. Implementation Actions

a) Zoning Strategy

b) Village District Strategy

c) Historic District Strategy

d) Transit-Oriented District Strategy

3. Implementation Discussion


Planning Process


The Community Vision and Ideas

1. Vision

2. Development Scenario

3. Concepts


Community Visioning Results

Shared comments for a community vision:

• Mixed use – including activity (restaurants, town center shops

festival marketplace) and residential (market, affordable, senior,

residential village)

• Community/cultural space – theater, gallery, arts, conference

center, museum

• Jobs producing – clean industry, light industrial or office for high

tech uses or creative jobs, brewery

• Education/training – partnership with Middlesex Community

College or Yale Regional Campus

• Opens Space – preserve a portion of land as a park/open space



Shared comments for improvements, regardless of strategy:

• Realign streets to get better town center connection

• Create sidewalks in the Study Area

• Create a walking path to connect destinations – outlet mall,

town center and waterfront

• Enhance connection to the railroad station

• Connect to the marinas and waterfront



Helpful observations by participants:

• The site should contribute to the Town Center – vitality, local

spending, a new destination

• Need to create an attraction so that people have a reason to

stop in Clinton – train as a destination to Clinton

• Need to generate activity and a customer base for downtown

• Town doesn’t have a brand - brand would help determine how

best to leverage this opportunity


Central Ave

* Strategic Alternatives are hypothetical studies

used to test zoning and other implications. They

would require private and public actions to occur

and have not been discussed with or endorsed by

property owners or other parties.Preferred Concept Approach


Potential Development Program

Building Total Area (GSF)

Retail (NSF)

Office/Manuf. (NSF)

Res .Units Parking Need

Parking Provided

Existing 1 105,000 12,000 0 73 188

Existing 2 39,740 0 31,792 0 Included on site

Building 1 20,000 8,000 0 16 70

Building 2 39,000 0 0 33 57

Building 3 60,000 0 0 51 87

Building 4 60,000 0 0 51 87

Townhouses 34,100 (8) 0 0 26Included in unit

cluster

Total 357,840 20,000 31,792 250 489 533

1,000 SF/unit avg 1.75 space/unit;

1/150 SF office





property owners or other parties.


Birdseye View from Rail Station







Birdseye View from Central Ave







Birdseye View from North High Street







Birdseye View from West Main Street












Central Ave

Preferred Concept Approach

Mixed-use Activity Core

Residential

Residential

Retail/Res.

Office

Retail/Res.

Retail/Res.

Community/Tech


Central Ave





property owners or other parties.Preferred Concept Approach

Expanded Residential Activity

Multi-family

Multi-family

Townhouse

Townhouse







Central Ave


Linked Open Spaces

Linked Open Spaces







Central Ave


New Streets/Sidewalks

and Connections


The Community Vision and Ideas

1. Vision

2. Development Scenario

3. Concepts


Architectural Redevelopment






1

2

5

3

4

1 Redevelop historic building core

2 Market and prepare office for new tenant

3 Flexible: retain manufacturing floor as

desired for tenant

4 Site circulation benefit for removal

5 Redevelopment benefit for removal

6 New construction compatible with

surrounding context

3

6

6

6

Central Ave


Architectural Redevelopment






First Floor

Approx. 185,000 GSF


Preservation






1 Preserve 1929 Pond’s Building

with attention to the Art Deco

façade facing John Street

2 Historic High Street Homes

3 Conservation Area

1

2

3

Central Ave


Site Redevelopment






1 Building clusters with orientation

to an open space and street

2 Improved street network

connectivity to rail and Main St.

3 Improved pedestrian network

4 Parking integrated into site plan

in unobtrusive locations

5 Buffers to neighbors

1

2

1

1

1

12

2

3

3

3

4

4

4

4

4

Central Ave

5

5

1



Implementation Actions

1. Zoning

2. Village Zones

3. Historic District

4. TOD Improvements


Proposed Zoning

Central Ave

B-3

B-4

I-2

R-20

R-30

R-10

R-10

R-10

B-2

B-2

MU (proposed)

I-1 (existing)

R-20

3 – Draft Implementation Strategy

District(s) Strategy


1. Zone I-1 Industrial to MU Mixed-Use Development

a) Residential allowed, mixed-use encouraged, dimensional characteristics remain

2. Dimensional Characteristics

Zone Min. Lot Area (w/o water)

Min. Lot Area (w/water)

Min. Setback from Street (FT)

Max Height (Stories)

Max Height (FT)

Max.Aggregate Ground Coverage

R-10 20,000 10,000 25 3 35 20%

R-20 30,000 20,000 30 3 35 15%

R-30 40,000 30,000 35 3 35 15%

B-2 10,000 10,000 n/a 3 40 60%

B-3 10,000 10,000 n/a 3 35 90%

B-4 20,000 20,000 n/a 3 40 80%

I-1 20,000 20,000 25 -- 50 75%

I-2 40,000 40,000 50 -- 50 75%

Zoning Strategy


Village Zone Strategy

Proposed Village District 1

Proposed Village District 2






Central Ave



Village District 1 Characteristics:

1. Statement of Purpose: The purpose of the District is to create a new walkable mixed-

use district that contributes to the vitality, connectivity and transit-oriented nature

of the Town Center and surrounding neighborhoods. Redevelopment should preserve

historic assets and be consistent and compatible with the character of the historic

district.

2. Permitted Uses: Encourage mixed uses within a single structure or within a complex

of structures. Near the rail station, ground floor retail/commercial uses with other uses

above are encouraged. At residential edges, residential uses are encouraged. Multi-

family residential allowed as of right. Light industrial uses permitted as of right.

3. Dimensional Characteristics: Maximum height of 4-stories; 55 feet (Existing I-1 Zone)

4. Parking Requirements: Parking ratio reduction in exchange for enhanced pedestrian

connectivity (scenarios used 1.75 space/unit; 1/200 SF retail/office as per existing

requirements)

5. Other Requirements: Design Standards with principals and compliance alternatives



Village District 1 Design Standards:

a) Preservation of defined historic structures

b) Architectural character to reinforce a village setting

c) Higher density clustered toward southeast of district near rail station and

Main Street

d) Lower density respecting edges of district toward adjacent neighbors

e) Development Setback to adjacent residential neighbors

f) Components of traditional neighborhoods – orientation to street frontage,

framing open spaces, preserving site features and vegetation

g) Cross circulation and connection for vehicles and pedestrians on the site

h) Pedestrian circulation and connections between open spaces

i) Parking integrated into the site plan, not a feature



Village District 2 Characteristics:

1. Statement of Purpose: Preserve the historic residential neighborhood and

Town gateway along High Street.

2. Permitted Uses: Not changed from current zones

3. Dimensional Characteristics: Not changed from current zones

4. Parking Requirements: Not changed from current zones

5. Other Requirements: Design Standards with principals and compliance

alternatives



Village District 2 Design Standards:

a) Preservation of defined historic structures

b) Architectural character to reinforce a village setting

c) Components of traditional neighborhoods – orientation to street frontage, framing

open spaces, preserving site features and vegetation

d) Street character and landscape

e) Pedestrian circulation and connections

f) Parking integrated into the site plan, not a feature


Historic District Strategy

Central Ave

Proposed Historic

District Boundary

Individually Eligible

Contributing to a District

Non-contributing

Based upon Historic Resource

Inventory (March 2013)


Historic District Strategy

• “High Street and John Street Historic District”

• (56) Contributing Buildings

• (5) Noncontributing Buildings

• Architectural Classification: Colonial (Georgian), Mid-19th

Century Greek Revival, Late Victorian,

Italianate, Second Empire, Queen Anne, Stick/Eastlake

• Statement of Significance: Property is associated with events that have made a significant

contribution to the broad patterns of our history. Property embodies the distinctive characteristics of a

type, period, or method of construction or represents the work of a master, or possesses high artistic

values, or represents a significant and distinguishable entity whose components lack individual

distinction.

• Areas of Significance: architecture, community planning and development, industry

• Period of Significance: c. 1700-1958

• Resulting in eligibility for historic tax credits

• No restrictions on properties (unless historic tax credits are used)


Transit-Oriented District Strategy

Central Ave


1. Adoption of Village Zones (VC)

2. Change in Underlying Zoning

3. Consideration of an IHZ Overlay Zone

4. Creation of Historic District

5. Partnership and communication with Owners

6. Brownfield funding and investigation

7. Street and sidewalk infrastructure investments

8. Conservation area partners and agreements

9. Shared community vision and support

10. Marketing, outreach and advocacy

11. Expedited permitting

12. Clinton Train Station improvements

Next Steps/Actions



Implementation Discussion


Town of Clinton, Connecticut

Action Plan for the Historic

Unilever Property and Area


Tuesday, June 24, 2014 7:00pm

Town of Clinton, Connecticut Action Plan for the Historic ......Jun 24, 2014 · Action Plan for...

Documents

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