On Tuesday, March 10, Wilton’s Historic District and Historic Properties Commission (HDHPC) learned the final results of a study of historic Cannondale that was undertaken last fall.
The study stems from goals in Wilton’s 2019 Plan of Conservation and Development (POCD), which seek to protect Cannondale’s historic character while also supporting economic vitality in the area. The study findings are meant to guide a Cannondale Master Plan that will eventually be led by the Planning and Zoning Commission.
Interim presentations (Nov. 11 and Jan. 13) provided commissioners with background on Cannondale’s development history and vulnerability to flooding. In the final presentation, consultants Michele Boyd and Nate Schlundt of Building Conservation Associates (BCA) summarized what HDHPC Chair Lori Fusco described as a “very comprehensive” analysis, focusing on properties within the Cannondale National Register Historic District.
The consultants’ findings highlighted Cannondale’s unique historic value as well as the areas’s inherent constraints that will challenge efforts to preserve or redevelop the area.
“High Heritage Value” in a Constrained Site
Schlundt kicked off the presentation with an assessment of the existing conditions of the Cannondale Village area — “an intact collection of [10] buildings with a high degree of historic integrity that represent the transition from an agrarian area to one that’s more commercially focused.”
He noted that the very factors that helped shape Cannondale’s development and character also present real challenges for future planning efforts. The historic village is bordered by the Norwalk River on the east side and the Metro-North rail line on the west, and flanked by conservation land to the north. The low-lying site is also located in a FEMA flood zone, with new flood maps expected to show increased risks for the area.
Those physical boundaries complicate access and circulation through the village. The consultants noted that comprehensive accessibility improvements would be needed to meet modern standards, including more accessible parking, pathways and building entrances.
Schlundt emphasized that the village area has “high heritage value” and National Register historic recognition, but lacks a corresponding local historic district designation — something the consultants believe could benefit local property owners.
Tax Credits on the Table
Boyd jumped into the presentation with highlights on the economic impacts of preservation.
“In most Connecticut communities, property values of homes in local historic districts increase at a faster rate than those located outside of a [historic] district,” she said.
“There’s a lot of evidence to suggest that local [historic] districts have a positive impact on property values,” Schlundt added. “Often times people focus too much on the restrictions that come with a district — that needs to be balanced against all of the advantages that it offers.”
Boyd also explained that significant federal and state tax credits are available for historic property owners, whether they are for commercial, residential or mixed use.
She said the tax incentives “serve as powerful tools to help spur revitalization, private investment and job creation in a community, as well as benefit property owners.” She also noted the State Historic Preservation Office (SHPO) is available to help owners navigate tax credit requirements.
Design Guidance
Boyd said the guiding principle for Cannondale should be to “preserve what you have,” with building updates or additions that are respectful of the “historic fabric” of what already exists — without trying to recreate the past or make uncharacteristic changes.
She noted that Wilton has one “very protective measure” already in place: the village district overlay in Wilton’s zoning code, which helps ensure any alterations or new projects are compatible with the historic character of Cannondale.
Five Key Recommendations — and a “Real Conundrum”
Boyd summarized BCA’s five main recommendations:
- Prioritize preservation of Cannondale Village: The consultants recommended “a preservation vision” — rather than a “redevelopment vision” — focused on maintaining and repairing the historic features that currently exist in Cannondale, with “sensitive updates to support contemporary use.”
- Update the 1992 National Register district nomination: Boyd said an updated nomination could add deeper historical context, capture changes in historic status since 1992, and possibly finetune the district boundaries.
- Use the updated National Register nomination to underpin an effort to designate a new local historic district: Local designation is a common practice, Boyd said, that offers the strongest historic protection and has been shown to enhance property values.
- Create formal, illustrated preservation design guidelines, tailored specifically to Cannondale’s actual building styles, as a practical resource for property owners, building professionals and Wilton town officials.
- Actively promote awareness of state and federal preservation tax incentives.
When commissioners asked about the feasibility of meaningful improvements in Cannondale given the various constraints, Boyd admitted they would be “extremely challenging.”
“This is a real conundrum, because it’s not a site that is easy to redevelop,” she said, contrasting it with GrayBarns in Norwalk, for example. “Our feeling is it’s just going to be extremely challenging.”
“Certainly Cannondale is very special,” Boyd also noted. “And as we are saying, [it] has a very high heritage value.”
Fusco echoed the point.
“It’s got its challenges, but it also has an incredible amount of potential,” she said. “I think that’s really the silver lining… it hasn’t really seen its full potential.”
“I think the presentation was very comprehensive and we appreciate all the work,” Fusco told the consultants.
Fusco said she expects the final report by the end of the month and plans to make it available on the Town website. She also acknowledged funding for the Cannondale study was provided by the State Historic Preservation Office with federal funds from the Historic Preservation Fund of the National Park Service, Department of the Interior.
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Fusco also reported that the Board of Selectmen, at its Mar. 2 meeting, authorized the commission to pursue two grant applications related to the former Gilbert & Bennett School building. The applications, currently in process, seek funding for a conditions assessment and feasibility study that would evaluate the building’s structural needs and explore potential future uses. She anticipates SHPO will evaluate the application for the conditions assessment on Apr. 1 and the feasibility study on May 6.