Consultant full of ideas for beneficial new bylaws; More regulation suggested to preserve small-town feel.

Byline: Karen Nugent

CLINTON - Mothballing - it was a word that planners only half-jokingly used to describe the reality that Clinton has not grown or changed much since its early days as an industrial village. But it can also be considered an advantage if proper planning is done, according to a consultant working on the town's new master plan.

"We found it striking that your historical buildings are remarkably well preserved," Judi Barrett, director of planning for the Boston-based Community Opportunities Group, told a group gathered at Town Hall last night for a summary of the plan's goals.

"We used the term `mothballed' as a joke - but it could also attract new investors who are not as interested in land - but you need to have the tools in place to protect the buildings."

Such as a demolition bylaw, she said, which could put delays on plans to raze historical buildings until studies are completed; or a historic district commission that could create a historic district consisting of just one property.

The one-building plan, as recently suggested for the old Lancaster Mills on Green Street, was more acceptable to the 15 or so audience members, which included several town officials.

But a suggestion to establish an off-street parking fund paid by downtown business owners met a mixed response.

Parking on High Street has been a concern for about 50 years, according to most of the group, and was described as "hitting a nerve."

E. Russell Grady, a member of the Zoning Board, said he does not think it would be fair to force businesses to set aside money for a parking deck or garage when there is a means of enforcement - parking tickets - already in place. However, many agreed that an off-street parking facility is needed.

Ms. Barrett pointed out the poor condition of Clinton's sidewalks, roads, and computer technology in town departments. However, her mission last night was to get input and approval of a list of goals for the final master plan, which she will create using feedback from last night.

Most of the draft list discussed last night was culled from suggestions made by residents and business owners at a half-day forum in April.

Town meeting voters last year approved $125,000 for formulating a new master plan. The last was done in 1972.

Among the possible goals, Ms. Barrett said, are local bylaws to protect wetlands, water sources, scenic roads, and views, including a hillside protection bylaw that would restrict heights of developments.

Ms. Barrett also said she thinks the town needs stricter industrial environmental standards for air quality, lights, and vibration.

But, she said, it is important to enact regulations that have the financial and technical backing to enforce them.

"All of this has to do with how the town utilizes its policing powers," she said. "How regulatory do you want to be? You're not very regulated now, but you need to see what is politically and financially feasible."

Philip M. Duffy, chairman of the Master Plan Committee and the town Planning Board, described Clinton's past pattern of land use as "balkanized and polyglot."

Ms. Barrett responded that the mix of old factories and stores in neighborhoods, which existed before cars were invented, is part of the town's charm. However, she acknowledged that better standards would make the town more attractive to higher quality developers, because they could be assured that nothing undesirable would be built next door.

"It sends a message that their investment will be protected," Ms. Barrett said.

She said that in an almost desperate desire to attract economic development, town officials sometimes unwittingly make it harder to attract high quality business, and should be more regulatory. She said passing a new expedited permitting law may work to the town's advantage.

Unfortunately, she said, Clinton's small size and density offer few assets for large developers seeking huge, 25-to-30-acre, construction-ready sites.

Ms. Barrett suggested forming an Economic Development and Industrial Corporation to work with developers, merchants, and officials. Unlike the town, it would operate as a private, nonprofit agency that could buy land without being hindered by public procurement laws.

The concerns expressed in April included preserving town architecture, parks, the downtown, and Clinton's small-town feel. Weaknesses described included vacant mill space, lack of parking, a negative perception from outside of town, a lack of youth activities other than sports, and road conditions.

The April group wanted to see an increase in business in town, more open space, and an improvement of blighted areas. The group also described a feeling that Clintonians are exclusionary to newcomers, and that factions tend to form around various topics.

Ms. Barrett cited the recent passage of a debt exclusion to buy the old Rauscher Farm for open space as an example of something perceived as elusive getting accomplished, although Mr. Grady noted that only about 500 voters, out of nearly 8,000, showed up at the town meeting on the $2.6 million purchase.

"What will work in Clinton, and what will work politically, are two different things," he said.

The complete list of draft goals for the master plan will be available at the selectmen's office and online at www.clintonmass.com.

NAME: CLINTON SELECTMEN