For the first time, the Town of Mansfield has revealed a plan to revitalize residential and business areas in the “northwest opportunity zone” area of Storrs-Mansfield near the University of Connecticut Storrs campus. The plan calls for mixed-use housing and business construction, improvements to parks and trails, pedestrian infrastructure and changes in zoning.
The town’s “Mansfield Tomorrow” committee released the 100-page draft plan in late February, which focuses on a study area directly to the west of UConn, spanning from South Eagleville Road to the northern town border with Willington. The area includes Hunting Lodge Road and the “Four Corners” area, anchored by the intersection of Routes 195 (Storrs Road), 320 (Willington Hill Road) and 44 ( Middle Turnpike).
The plan was designed in collaboration with FHI Studio, a development planning and design agency.
“Northwest Mansfield is a collection of vibrant, interconnected neighborhoods, each with unique charm and culture. The community values its natural systems, preserving them as the foundation of livability and sustainability, while blending open spaces and trails with a lively Four Corners hub featuring diverse retail and business amenities,” reads the project’s vision statement.
Key aspects of the study include the construction of “middle housing,” such as townhomes and duplex-style buildings, to help promote “affordable and varied choices” and accommodate diverse populations like seniors and UConn staff and graduate students. As UConn students face a housing shortage, having more options nearby could allow the university to comfortably accommodate a larger number of students.
“Middle housing enhances community livability by providing affordable, accessible residential options that improve access to transportation, services, and public spaces,” the plan’s housing specialists said.
Mixed-use housing development will also be fostered as an element of the town’s vision, with projects already under construction. These include The Standard at Four Corners on Storrs Road northbound and the Eagleville Green complex on South Eagleville Road. Over 800 housing units across multiple other projects have also been approved by the town Planning and Zoning Commission inside the study area, the plan says.
The plan also outlines updates to town ordinances surrounding “neighborhood blight and disturbances,” like rental inspection and certification, litter fines and off-street parking restrictions.
Town officials and community members also agreed that the town’s current transportation and pedestrian infrastructure is in need of change, with suggestions to improve multi-use pathways, designate bicycle lanes and add scenic features and lighting, especially on pathways that have no current infrastructure like the Celeron Path.
Transit services were also addressed, with the plan stating that 24% of households in the study area are projected to rely exclusively on public transit options. It says that officials with the Windham Region Transit District (WRTD) have coordinated with the town to plan to increase service to development areas, but the conversation is ongoing and depends on their ability to provide those services in the first place.
A pillar of the study surrounds “placemaking,” the process of creating locations where people want to live, work and frequent, including the addition or improvement of “third places.” One community feature, the former Dorothy Goodwin Elementary School situated off Hunting Lodge Road, could potentially house recreational and community services to maintain a “neighborhood anchor” under the plan.
The study also remarks that Storrs-Mansfield’s downtown area includes many of these necessary elements, like green space and social opportunities, and would like to make the northwest zone equally vibrant.
“Storrs Center and…Route 195 through the UConn campus includes features such as pedestrian area lighting, plantings, and benches that contribute to a cohesive and welcoming environment. However, these elements are
lacking in Northwest Mansfield, particularly in the Four Corners area,” the study says.
While UConn is not directly involved with the plan, the town acknowledges that the college community is a driving force behind the town’s population and economic development.
“While the study area’s boundaries do not encompass UConn’s campus, there’s a recognized understanding that UConn’s influence, particularly its student population, deeply impacts the neighboring areas,” the document says. “Continued success and improvement of [UConn’s off-campus housing support] program will require ongoing support from both the Town and UConn.”
The 100-page plan also considers the town’s geography and conservation initiatives, explaining the potential impacts to flood zones, wetlands and habitats, farmland and topography.
The Town of Mansfield will officially present the plan to the Mansfield Town Council and Planning and Zoning Commission on Wednesday, March 12 at 6:30 p.m. in the Audrey P. Beck Municipal Building at the corner of South Eagleville Road and Storrs Road. A virtual attendance feature will also be available. The meeting will include an opportunity for public comment with written comments being accepted through the end of April.
For more information about the Town of Mansfield’s Northwest Vision and Strategy Plan, or to register for the public presentation on March 12, visit mansfieldtomorrow.org.