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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 Community Workshop #1 | Community Visioning Saturday, January 22, 2014 10:00am-2:00pm
Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond
Community Workshop #1 | Community Visioning
Agenda 1. Purpose of the Study
a) Project Statement b) Project Goals c) Project Schedule
2. Evaluation of Existing Conditions and Trends a) Land use and urban design b) Applicable plans and policies c) Regulatory review d) Market condition observations e) Environmental conditions
3. Breakout Group Discussion
a) Craft Initial Visions for Redevelopment b) Provide for Historic Preservation c) Unlock Appropriately-Scaled Redevelopment
4. Next Steps
Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond
1 – Purpose of the Study
Study Area
Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond
1 – Purpose of the Study
Project Schedule
Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond
1 – Purpose of the Study
Goals 1. Establish a shared community
vision for the Study Area
2. Develop a revitalization plan and action strategy for the Unilever Property
3. Create an approach to transit-oriented development for the study area
4. Establish a Historic District or Village District
Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond
2 – Evaluation of Existing Conditions and Trends
Project Area Area: 162 acres
Number of Parcels: 117 Number of Buildings: 217 Number of Owners: 106
Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond
2 – Evaluation of Existing Conditions and Trends
Historic Context
Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond
2 – Evaluation of Existing Conditions and Trends
Regional Context
Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond
2 – Evaluation of Existing Conditions and Trends
Land Use and Connectivity Transportation Network
Central Ave
Downtown Revitalization Project
Station improvements
Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond
2 – Evaluation of Existing Conditions and Trends
Land Use and Urban Design Land Use
Central Ave
Single Family Residential
Multi-Family Residential
Commercial/Retail
Industrial
Institutional
Recreation
Vacant
Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond
2 – Evaluation of Existing Conditions and Trends
Land Use and Urban Design Existing Buildings
Central Ave
Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond
2 – Evaluation of Existing Conditions and Trends
Land Use and Urban Design Existing Parking
Central Ave
Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond
2 – Evaluation of Existing Conditions and Trends
Natural Features
Central Ave Development would require independent distributed wastewater
Public water supply may have limitations
Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond
2 – Evaluation of Existing Conditions and Trends
Natural Features
Undesignated Tidal Wetland
Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond
2 – Evaluation of Existing Conditions and Trends
Natural Features
Coastal Boundary
Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond
2 – Evaluation of Existing Conditions and Trends
Land Use and Urban Design Ownership Patterns
Central Ave
Owner Occupied
Owner at Different Address
Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond
2 – Evaluation of Existing Conditions and Trends
Land Use and Urban Design Historic Properties
Central Ave
1 John Street
22 High Street
98 High Street
Individually Eligible
Contributing to a District * Based upon Historic
Resource Inventory (March 2013)
Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond
2 – Evaluation of Existing Conditions and Trends
Regulatory Review Current Zoning
Central Ave B-3
B-4
I-2
R-20
R-30
R-10
R-10
R-10
B-2
B-2
I-1
R-20
Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond
2 – Evaluation of Existing Conditions and Trends
Regulatory Review
1. Zone I-1 Industrial a) Residential uses not permitted
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%
Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond
2 – Evaluation of Existing Conditions and Trends
Land Use and Urban Design Unilever Ownership
Central Ave
Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond
2 – Evaluation of Existing Conditions and Trends
Plans and Policies 1. Route 1 Corridor Study
a) Clinton, Westbrook and Old Saybrook b) Long-range intermodal travel and
quality of life along corridor c) RiverCOG, FHI, others
2. ConnDOT Improvements to
Clinton Station a) New fully canopied 200 foot-long
high-level platform at north side of tracks
b) Pedestrian bridge over tracks with connecting elevators and stairs
c) Similar to Guilford Shore Line East Station
d) Add 22 parking spaces to north side
Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond
2 – Evaluation of Existing Conditions and Trends
Market Conditions Basic Demographic Facts and Figures
Information from Partnership for Strong Communities (www.pschousing.org)
Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond
2 – Evaluation of Existing Conditions and Trends
Market Conditions Basic Demographic Facts and Figures
Information from Connecticut Economic Resource Center, Inc. (www.cerc.com)
Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond
2 – Evaluation of Existing Conditions and Trends
Market Conditions Basic Demographic Facts and Figures
Information from Connecticut Economic Resource Center, Inc. (www.cerc.com)
Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond
2 – Evaluation of Existing Conditions and Trends
Market Conditions FXM Observations
• No projected growth in population and households through 2018 (Nielsen Site Reports)
• Median household income same as Middlesex County, slightly less than Estuary subregion
• Relatively high % of jobs in Clinton are retail compared to subregion, County and State
• Potential retail development opportunities based on opportunity/gap assessment; including: Convenience store Specialty food store Sporting goods, hobby, musical instruments Limited service eating places Computer and software store Furniture store
Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond
2 – Evaluation of Existing Conditions and Trends
Environmental Conditions
1. It is likely site and building remediation will need to occur – known issues, severity is unclear
2. It would occur as part of a site redevelopment process
3. The extent to which it will be required is unknown and very difficult to know at this time
Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond
2 – Evaluation of Existing Conditions and Trends
Environmental Conditions
1. Review of files from Connecticut Department of Energy and Environmental Protection (CTDEEP)
a) Underground tank field for hazardous waste storage (12,000 gallon tank installed 1994)
b) 1994 samples indicate elevated total petroleum hydrocarbons in two samples
c) Six reported releases/spills at the site, mostly pertaining to industrial waste water (treated and untreated) to the ground surface
d) On-site wastewater treatment building
2. Clean Water Act Violation (2008) a) Unilever pleads guilty (article from 12/05/13) b) $1M fine, $3.5M to state and local environmental
programs c) Fishway at Chapman Mill Pond and $500K for
other environmentally beneficial projects
Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond
a) Think about models you've seen that could be a good fit for Clinton b) What are the lessons (positive & negative) learned from other communities?
3 – Working Groups
Visioning Ideas
Mass MoCA, North Adams, Massachusetts Massachusetts Museum of Contemporary Art
• Opened in 1999
• In 1986, 1 year after Sprague Electric’s closing creative reuse was considered
• Partnered with Williams College Museum of Art
• Mass MoCA has published a book From Mill to Museum outlining the history and process
Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond
a) Think about models you've seen that could be a good fit for Clinton b) What are the lessons (positive & negative) learned from other communities?
3 – Working Groups
Visioning Ideas
Dia:Beacon, Beacon, New York Part of Dia Art Foundation’s constellation of sites
• Opened in 2003
• Former Nabisco box printing factory
• 300,000 SF factory with 34,000 SF of skylights
• Welcomes over 75,000 visitors per year with $12.5M in economic stimulus for the region
Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond
a) Think about models you've seen that could be a good fit for Clinton b) What are the lessons (positive & negative) learned from other communities?
3 – Working Groups
Visioning Ideas
United Shoe Factory, Beverly, Massachusetts Now Cummins Center
• Opened in 1996
• Created 2,000 new jobs with a combined payroll of over $200M
• Business incubator with over 500 businesses
Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond
a) Think about models you've seen that could be a good fit for Clinton b) What are the lessons (positive & negative) learned from other communities?
3 – Working Groups
Visioning Ideas
Colt Factory, Hartford, Connecticut Colt Armory Development
• Ongoing revitalization
• 277,000 SF
• $120M mixed-use project with residential, commercial, retail and museum components
Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond
a) Think about models you've seen that could be a good fit for Clinton b) What are the lessons (positive & negative) learned from other communities?
3 – Working Groups
Visioning Ideas
Eastworks, Easthampton, Massachusetts Live/work small business community
• Converted in 1999
• 500,000 SF
• Former Stanley Home Products
• Live/work apartments
• Industrial artisans, small business offices, creative entrepreneurs and live/work loft apartments.
Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond
a) Think about models you've seen that could be a good fit for Clinton b) What are the lessons (positive & negative) learned from other communities?
3 – Working Groups
Visioning Ideas
Rising Sun Mills, Providence, Rhode Island Mixed-use residential and office
• Originally textile mills
• Includes residential, restaurant and commercial office tenants
• 135 loft units
• 120,000 SF office
Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond
a) Think about models you've seen that could be a good fit for Clinton b) What are the lessons (positive & negative) learned from other communities?
3 – Working Groups
Visioning Ideas
Village-scale Housing Compact residential redevelopment
• Planned village type communities
• Concord, Massachusetts
• Londonderry, New Hampshire
• Windsor, Connecticut
Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond
a) Think about models you've seen that could be a good fit for Clinton b) What are the lessons (positive & negative) learned from other communities?
3 – Working Groups
Visioning Ideas
Village-scale Housing Compact residential redevelopment
• Planned village type communities
• Concord, Massachusetts
• Londonderry, New Hampshire
• Windsor, Connecticut
Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond
Contribute to a shared community vision for the area:
• What do you think is possible in this district in the future?
• What future opportunities would you like to see grown in this area of Clinton?
• How can this area best contribute to the Town?
• Are there any issues with the area today?
• What would you not want in this area of Clinton?
3 – Working Groups
Break-out Discussions
Action Plan for the Historic Unilever Property and Area | Town of Clinton The Cecil Group | FXM | Heritage Resources | Tighe & Bond
a) Steering Committee Meeting –
Wednesday, January 29th 6:30pm to 8:30pm
b) Ongoing Stakeholder Interviews
c) Draft Strategies
d) Public Presentation of Strategies (looking toward April)
4 – Next Steps
Next Steps
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 Community Workshop #1 | Community Visioning Saturday, January 22, 2014 10:00AM-2:00PM