Introducing an exceptional ±168.28-acre industrial development opportunity in the Town of Groton, Connecticut. This expansive assemblage, consisting of nine contiguous parcels held under a single LLC, offers a rare chance to acquire one of the region’s largest undeveloped tracts in the Industrial Moderate (IM) zone. With significant frontage along both Flanders Road (±450 feet) and Hazelnut Hill Road (±100 feet), the property is well-positioned for a wide range of commercial and industrial uses. Its strategic location provides immediate access to I-95, Route 1, and proximity to major employers including Electric Boat (General Dynamics), Pfizer, and UConn’s Avery Point campus, making it highly attractive for companies looking to scale operations or enter the Southeastern Connecticut market.
The site’s zoning permits a flexible mix of by-right and special permit uses including warehousing, light manufacturing, research and development, office, data processing, and limited commercial recreation. Notably, the IM zone supports building heights up to 75 feet, 50% maximum lot coverage, and up to 75% impervious surface area, offering generous development potential. Key dimensional standards include a 50-foot front setback, 20-foot side setbacks, and a 30-foot rear setback. Permitted uses range from manufacturing and R&D to professional offices, while special permit uses include outdoor commercial recreation, trucking terminals, and utilities.
The terrain consists of rolling topography with wooded areas, natural drainage corridors, and elevated portions offering ideal buildable zones. The site is traversed by wetland areas primarily located in the northern and interior sections; however, substantial upland sections remain developable with proper setback compliance. An updated wetlands map and topographic analysis are available and have been incorporated into development planning scenarios. No A2 survey, geotechnical testing, or Phase I environmental studies have been completed, and buyers are encouraged to conduct their own due diligence.
Public utilities are available along Flanders Road, including public water and sewer provided by Groton Utilities. However, these utilities have not been extended into the interior of the site and will require developer coordination for main extensions and service approvals. Overhead electric and telecom infrastructure is assumed to be present along the road frontages, and natural gas is not confirmed to be available in this section of Groton. Internal access will require new roadway or driveway construction to meet fire code and subdivision requirements.
Several potential development concepts are viable given the zoning, size, and strategic location of the site. These include a multi-building industrial or flex campus for advanced manufacturing or logistics; a research and innovation park geared toward defense, biotech, or marine sciences; or a large-scale indoor and outdoor recreation complex featuring turf fields, seasonal ballparks, or a fieldhouse. Logistics and warehousing users may take advantage of the site's proximity to I-95, Groton–New London Airport, and regional shipping corridors. Developers may also explore the feasibility of phased build-outs with shared infrastructure to maximize land efficiency.
Importantly, while the property does not currently sit within a formal Tax Increment Financing (TIF) district, it may qualify for project-specific TIF incentives through Groton’s Office of Planning & Development Services. Interested buyers are encouraged to initiate conversations with the town’s Economic Development team to explore customized support for large-scale projects.
Located in Southeastern Connecticut’s growing industrial and defense corridor, this property is just minutes from Electric Boat’s submarine shipyard, Pfizer’s global research campus, and UConn Avery Point. It is within 10 minutes of downtown Mystic, the Groton–New London Airport, and rail access at New London Station, offering convenience for logistics and workforce access. The assemblage benefits from strong transportation linkages to Providence, Boston, and New York, and sits in a municipality known for business-friendly planning support and infrastructure investment.
This is a rare opportunity to acquire a significant land holding with flexible zoning, utility access, and adjacency to major regional anchors. With ±168.28 acres under common ownership, the property is ideally suited for institutional developers, corporate end-users, or visionaries seeking a strategic development site in one of Connecticut’s most dynamic coastal municipalities.
Tim Bray
Seaport Commercial
