Revitalizing CT Downtowns Earns Recognition, Success

For the Connecticut Main Street Center, a greater role in the advancement of downtowns across Connecticut is bringing both recognition and a facelift.  The organization, recently selected by the Connecticut Chapter of the American Planning Association (CCAPA) to receive the 2013 Education & Outreach Award for its "Come Home to Downtown" initiative, is launching a new branding initiative to match its more visible role supporting the state’s municipal main street initiatives.

Their new, updated  logo reflects the changing face of the state’s downtowns, one that commands attention and respect for being forward-thinking while preserving the integrity and values of the past.  At CMSC, “we'll continue to promote the Four Point Approach to downtown management while also championing innovations in transit and sustainable design, promoting our local businesses and attractions, and advocating for mixed-use development that integrates housing with a diversity of uses, cultures and incomes.”

Through the Come Home to Downtown program, which just concluded its pilot year, CMSC and its team of expert consultants worked with community leaders, local stakeholders, and downtown management groups to educate them on the value and potential of mixed-use development. The organization also sought input and feedback from the public at community meetings held in each of the towns on the plans for redeveloping the model buildings and the demand for downtown housing.

CMSC chose three communities – Middletown, Torrington and Waterbury – as well as three property owners and their buildings as the focus of the program’s in augural year.  It is a pilot program aimed at facilitating viable, interesting housing opportunities while revitalizing downtown neighborhoods by providing customized technical assistance to communities and owners of small, under-utilized downtown properties.

CMSC worked with municipal officials and the building owners to develop viable redevelopment options including: determining what financing would likely be needed for redevelopment; performing an assessment of zoning and regulatory requirements; reviewing the downtown management function; and measuring the downtown's walkability.

Specific recommendations for improving the buildings, including a recommended floor plan designed to attract new residents and bring market rate housing downtown, was also provided to each property owner. Once rehabilitated, these buildings are expected to create 60 new units of rental housing in downtown Middletown, Torrington and Waterbury, as well as make approximately 25,000 square feet of commercial and retail space available. The total development cost to renovate all three buildings is estimated to be $11.4 million.

The 2013 Education & Outreach Award was presented to CMSC at CCAPA's Annual Award Luncheon last month. CCAPA is the Connecticut Chapter of the American Planning Association, the national organization of professional planners and citizens involved in planning communities. CCAPA is dedicated to advancing the practice of good planning in Connecticut. Every year, CCAPA solicits nominations for notable planning projects in a variety of categories from public service and citizen planners to physical development and plan implementation.

Developing Downtown Housing Above Commercial Space Brings Obstacles, Opportunities, New CT Report Finds

Connecticut's downtowns have a wealth of potential to redevelop under-utilized buildings into housing above commercial space - if mixed-use development can be encouraged through financing and favorable regulations, according to a new report from the Connecticut Main Street Center (CMSC).

The report comes at the conclusion of the first year of Come Home to Downtown, a pilot program CMSC established to encourage and facilitate viable, interesting housing opportunities while revitalizing downtown neighborhoods.  The initiative was contracted by the Connecticut Housing Finance Authority (CHFA) to promote housing in Connecticut's downtowns.

Three communities - Middletown, Torrington and Waterbury - as well as three property owners and their buildings, were selected as the focus of the program’s inaugural year. CMSC chose buildings typically found throughout Connecticut so they could serve as models for other towns. As a result, most of the findings expressed in the report apply to any Connecticut downtown wishing to maximize the potential of its existing infrastructure.

Among the key findings, the report indicates that mixed-use development is among the most challenging, and private owners are often in a “catch-22” as they seek financing.  Downtown management capacity is critical to the success of mixed-use development, the study found. In addition, the CMSC report explains that even when zoning regulations promote redevelopment, they are often not enough to enable mixed-use growth and a severe lack of financing impedes the growth of much-needed mixed use development.

"CMSC's report provides insights that will guide future housing development on Main Streets across Connecticut. The first year of the Come Home to Downtown program is not only creating opportunities to establish new rental housing in downtown neighborhoods, it's creating a model for other communities to follow,"   said Eric Chatman, President & Executive Director of CHFA, which has contracted with CMSC for a second year of the pilot program, which will focus on finding and creating financing.

The report's seven key findings are:

1. There is a huge amount of potential for accommodating mixed-use development - which both saves and generates monies - in Connecticut's downtowns. According to the U.S. Environmental Protection Agency, the infrastructure costs to service compact, dense development like that found in mixed-use neighborhoods are one-third to one-half lower than in suburban areas. It has been estimated that every downtown in Connecticut has at least one building that is under-utilized, containing a store or restaurant on the first floor, but with upper floors that are vacant or used for storage that could instead generate income if converted to apartment homes.

2. Mixed-use development is one of the hardest types to accomplish. There are several reasons why this is the case: these buildings are usually older and in need of greater rehabilitation; they are in need of complex financing from multiple sources; combine several uses in one building (such as housing and retail space); and are often owned by people with little to no redevelopment experience.

3. A severe lack of financing impedes the growth of mixed-use development. Because these deals are so intricate and multi-faceted, financing for the total development costs rarely exists from traditional sources.

4. Education and outreach to owners of possible mixed-use property is needed. Property owners are often unprepared for the complex process of redeveloping their building and unaware of the potential benefit in doing so. Very often, they also need assistance learning how to become landlords and attract good tenants.

5. Private-owners are in a catch-22 when it comes to obtaining financing. With regard to apartment homes located in mixed-use buildings, private owners can either apply for subsidies if they place income/affordability restrictions on the apartments, or the units are not restricted, but there is no subsidy for apartments at the same rental rate.

6. Even when zoning regulations promote redevelopment, they are often not enough to enable mixed-use growth. Favorable zoning regulations are important, but they cannot create mixed-use development by themselves. Each of the pilot communities had zoning policies that allowed for buildings with a mix of uses - a practice which should be commended and encouraged - but there were still significant impediments to promoting this type of growth. In addition, lessening current on-site parking requirements as a whole will also help promote housing in our downtowns.

7. Downtown management capacity is critical to the success of mixed-use development. Any community interested in promoting revitalization of its downtown should consider enhancing its management function by becoming a resource center for mixed-use development, including convening key stakeholders, collecting data, offering education and information and coordinating development incentives.

"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 former Director of Economic Development, said about the new report.

 Engaging an expert team of consultants, CMSC worked with municipal officials and the building owners to develop viable redevelopment options including: determining what financing would likely be needed for redevelopment; performing an assessment of zoning and regulatory requirements; reviewing the downtown management function; and measuring the downtown's walkability. Specific recommendations for improving the buildings, including a recommended floor plan designed to attract new residents and bring market rate housing downtown, was also provided to each property owner.

Once rehabilitated, these buildings will create 60 new units of rental housing in downtown Middletown, Torrington and Waterbury, as well as make approximately 25,000 square feet of commercial and retail space available. The total development cost to renovate all three buildings is estimated to be $11.4 million.

"You see it on an almost daily basis - news articles and reports showing the demand, especially among Millennials and Baby Boomers who want to live in walkable, interesting places. It doesn't seem to matter if the downtown is large or small, as long as they can live there and get around without a car to go to the movies, grocery store or coffee shop, that's where people want to be these days," said John Simone, CMSC President & CEO.

In the pilot program’s second year, CMSC will choose two new communities while continuing to work with the property owners and municipal officials in Middletown, Torrington and Waterbury.

Three Cities Selected for Program to Bring Housing Downtown

Connecticut Main Street Center (CMSC) has selected Middletown, Torrington and Waterbury for its new pilot program, Come Home to Downtown. CMSC developed the mixed-use real estate planning pilot program to provide selected communities with new tools to strengthen economic health and restore vitality to their downtowns, facilitating the development of viable, interesting housing opportunities while improving downtown neighborhoods. The goal of the Come Home to Downtown program is to set the stage to attract developers and “mom and pop” building owners to redevelop vacant or underutilized buildings with a mix of uses and housing choices. CMSC will also provide local public and private champions and partners with strategic tools to allow them to create or enhance a strong downtown management program.  The Come Home to Downtown pilot was created in partnership with the Connecticut Housing Finance Authority (CHFA), through a $250,000 investment using Community Investment Act (CIA) Program funding.

“Our Come Home to Downtown pilot communities were selected based on criteria we feel is vital for success, including local public and private sector leadership, a strong record of community engagement, success of previous downtown revitalization initiatives and multi-story buildings and property owners who are motivated to redevelop them,” said CMSC’s John Simone.

CMSC will work in concert with Middletown, Torrington and Waterbury, beginning with the collection of data, building analysis and the coordination of community engagement activities, exploring their downtown redevelopment issues in-depth and creating new strategies that respond to changing demographics and market dynamics.  Work will continue throughout the summer on consensus building, a downtown development audit for each of the towns, model building analysis, assistance to small-property owners who demonstrate a desire to redevelop their properties to include housing, and downtown management organizational development.

Connecticut Main Street Center is a statewide nonprofit that inspires great Connecticut downtowns, Main Street by Main Street. Its mission is to be the champion and leading resource for vibrant and sustainable Main Streets as foundations for healthy communities.