HIGHEST AND BEST USE ANALYSIS Our Highest and Best Use Analysis is based upon the previous

work completed including: Review of existing Plans and Documents

Assessment of the Current Status of Economic Development in Ansonia Information Interviews with state, regional and local contacts in both the public and private sectors Feedback from Public Meeting #1 Inventory of Businesses categorized into major sectors Determination of the Market Area for Ansonia

Description of Real Estate Trends and Analysis of Downtown and adjacent areas and Industrial Parks Analysis of the Demographic and Economic factors underlying Ansonia Determination of Market and Customer Segmentation for Ansonia This analysis includes evaluating the retail gap in terms of the amount of square footage supportable, and an assessment of all potential uses in terms of sustainability. In summary, the Highest and Best Uses are as follows: Retail Home Furnishing Stores Electronic And Appliance Stores/Toys and Games Building Materials and Supplies Dealers Specialty Food Stores Clothing and Shoe Stores Restaurants/Entertainment Jewelry, Luggage and Leather Goods Stores Warehouse Clubs/Superstores Office Supplies, Stationery and Gift Stores Pet Supplies

Industrial/Warehouse/Flex/Specialized Needs Office Medical Office and Healthcare Uses Residential Apartments as part of Mixed Use Development Artists LoftsLive-Work Space plus Commercial Arts Space Research & Development Light Manufacturing/Assembly Precision Manufacturing Businesses that Supply the Aerospace/Defense Industries Back Office Operations/Storage Data Centers Community College/Educational-Training Facilities

Attached separately are three spreadsheets that show five-year detailed projections of potential business (and residential) attraction for each of the uses shown above. Separate spreadsheets identify the Most Likely scenario (worksheet #1), a Conservative scenario (worksheet #2) and an Aggressive scenario (worksheet #3). Each spreadsheet indicates for Year 1, Years 2-3 and Years 4-5 Number of Businesses Attracted (excludes apartments) Number of Square Feet (SF) Number of Direct Jobs Number of Total Jobs (including multiplier effect) For the Most Likely Scenario, the bottom line summary is as follows: Year 1
Businesses SF Direct Jobs Total Jobs

Years 2-3
47 317,450 460 628

Years 4-5
16 152,500 282 408

9 49,750 131 181

BRANDING A brand creates an image, a perception, an inspiration, a lifestyle. It imparts a sense of what a place is all about in only a few words. It establishes this in the minds eye of the viewer or listener. Our branding recommendation for Ansonia combines historic authenticity, energy and community spirit:

ANSONIA
The Spirit of Yankee Ingenuity
This brand builds on the illustrious past history of Ansonia and leverages it for both the present and the future. It establishes Ansonia as a place for entrepreneurs, unique businesses and others, as well as residents. Additionally, it taps into and magnifies the essence of community spirit in the City of Ansonia. Bringing this all together in a few words is the essence of what this brand will do for the City of Ansonia. Additionally, this brand will be a key part of the business attraction campaign to bring new businesses, developers and residents to town. ACTION STEPS These recommendations include immediate actions to show progress as well as longer terms strategies for success toward the goal of making Ansonia a vibrant community where people live/work/play: Announce completion of Strategic Economic Development Plan, Key Recommendations and Next Steps, to demonstrate followthrough Develop an inventory of all available properties in Ansonia and make this available on the EDC Website Specify the incentives available through the Route 8 Enterprise Corridor Zone and display this on the EDC Website Establish a Tax Increment Financing (TIF) program to encourage business attraction and expansion within the City and describe this on the EDC Website; and as part of the review process, confirm the potential recipients projected financial viability over the term of the TIF

 More clearly communicate the definition of the City Center (overlay) Zone Make it clear who the primary contact is for development in Ansonia Establish a Year-Round set of events for Ansonia to constantly draw people into town and thus make them more aware of restaurants, stores and entertainment venues that they will want to return to time and time again on a regular basis Improve the Train Station stop and surrounding area and train schedule Develop a program to attract Target and Big Y shoppers to the rest of Main Street Attract several destination restaurants to town, ones that have a unique cuisine, a unique vibe or both Better leverage the Historical Buildings in town to draw people to Ansonia Gateway signage at both ends of Old Main Street ( at Maple and Tremont Streets) Downtown faade/signage improvements (and loan program) a design review team should be an integral part of the loan program in order to assure the continuity that is needed for the storefront and buildings in Downtown Install banners with the new City brand on periodic light poles along Old Main Street to not only display the new brand but also to create a sense of place for the center of town Add benches/planters to Main Street (when funding is available) Address aspects of blight/decay throughout the Downtown where there are empty lots that are not well-kept, buildings that appear abandoned, sidewalks that need fixing Create a mural of Ansonias history on the large concrete wall adjacent to the West Main Street parking lot.