Old Wethersfield Master Plan Wethersfield, Connecticut Prepared for the Town of Wethersfield Prepared by John Milner Associates, Inc. July, 2008 Acknowledgements Steering Committee Members Mike Custer, Resident Charlie Ford, Old Wethersfield Shopkeeper’s Association Rob Garrey, Historic District Commission Anne Kuckro, Webb Deane Stevens Museum Linda Pinn, Property Owner Doug Shipman, Wethersfield Historical Society Christine Traczyk, Tourism Commission Martin Walsh, Town Council Town Staff Rae Ann Palmer, Assistant to the Town Manager Peter Gillespie, Town Planner / Economic Development Manager Bonnie Therrien, Town Manager John Milner Associates, Inc. Kimberly Baptiste, Project Manager and Principal Author Peter C. Benton, AIA, Project Director Katherine Farnham, Historian William Chadwick, GIS Mapping Michael Falstad, Graphics Old Wethersfield Master Plan TABLE OF CONTENTS July 2008 Old Wethersfield Master Plan CHAPTER 1: PROJECT OVERVIEW............................................................................................3 Background and Purpose..............................................................................................................3 Past Plans and Studies..................................................................................................................5 Goals and Objectives....................................................................................................................9 CHAPTER 2: HISTORIC CONTEXT...........................................................................................12 CHAPTER 3: COMMUNITY CHARACTER...............................................................................31 Wethersfield Today....................................................................................................................31 Historic Attributes......................................................................................................................32 Circulation and Wayfinding.......................................................................................................36 Historic and Cultural Attractions ...............................................................................................39 Agricultural Resources...............................................................................................................47 Parks and Open Space................................................................................................................48 CHAPTER 4: THE LOCAL ECONOMY – BUSINESSES AND VISITORS....................................................................................................51 Introduction................................................................................................................................51 Retail Market Analysis...............................................................................................................52 Visitor Experience......................................................................................................................71 Promoting Old Wethersfield ......................................................................................................76 Marketing: Key Findings of Existing Conditions ......................................................................84 CHAPTER 5: COMMUNITY CASE STUDIES ...........................................................................86 Introduction................................................................................................................................86 Essex, Connecticut .....................................................................................................................86 Madison, Indiana........................................................................................................................92 New Castle, Delaware................................................................................................................96 CHAPTER 6 – FROM VISION TO REALITY, IMPLEMENTING THE PLAN....................................................................................................103 Recommendations....................................................................................................................103 1. Enhancing the Streetscape ..............................................................................................104 2. Creating a Viable Village Center....................................................................................131 3. Preserving Community Character...................................................................................136 4. Interpreting Our History .................................................................................................138 5. Organizing Our Leaders..................................................................................................147 6. Attracting Visitors and Marketing Assets.......................................................................149 Implementation Matrix.............................................................................................................153 Funding Sources.......................................................................................................................158 WORKS CITED...........................................................................................................................163 Page 1 July 2008 John Milner Associates, Inc. Old Wethersfield Master Plan FIGURES Figure 1 – Retail Market Trade Areas Page 53 Figure 8 – Existing Land Uses Page 60 Figure 3 – Proposed Wayfinding Signage Page 105 Figure 4 – Alternative Intersection Improvements, Main, Church, and Marsh Streets Page 112 Figure 5 – Alternative Intersection Improvements, Main Street and Hartford Avenue Page 115 Figure 6 – Alternative Intersection Improvements, Main and State Streets Page 117 Figure 7 – Alternative Intersection Improvements, Hartford Avenue and State Street Page 120 Figure 8 – Existing Zoning Designations Page 136 Figure 9 – Interpretive Signage Page 145 TABLES Table 1 – Annual Household Expenditures Page 62 Table 2 – Household Expenditures in Square Footage Page 64 Table 3 – Existing Capture Rate and Retail Potentials Page 66 Table 4 – Total Supportable Square Footage, 2006 Page 67 Table 5 – Total Supportable Square Footage, 2011 Page 70 Page 2 July 2008 John Milner Associates, Inc. Old Wethersfield Master Plan CHAPTER 1: PROJECT OVERVIEW Background and Purpose In 2005 the Town of Wethersfield was named a Preserve America community and the following year Town officials, in collaboration with local stakeholders from within the Old Wethersfield Historic District, applied for and received a grant from the National Park Service to complete a Master Plan. In applying for the grant, the Town made a clear statement that they recognized the importance of the historic integrity, cultural significance, and character of the community. The planning process seeks to form a bridge between the past and the future; the end result will be a Master Plan that meets the needs and goals of business owners, property owners, residents, and historic sites. The Preserve America program is a federal initiative that encourages and supports community efforts to preserve and enhance the natural and cultural heritage of unique communities across the country. One component of the program is the designation of Preserve America communities, of which Wethersfield is one. This program recognizes communities that celebrate their heritage, use their historic assets to achieve economic development goals, and encourage people to appreciate their historic resources. There are benefits to being designated as a Preserve America community. As a Preserve America community Wethersfield is eligible for Preserve America grants; can receive a Preserve America road sign; is authorized to use the Preserve America logo; and is listed in a web-based Preserve America directory. Preserve America grants are the most significant benefit of being designated a Preserve America community. Grants are available two times a year to fund efforts aimed at sustaining historic and cultural sites within Preserve America communities and developing economic and educational opportunities associated with heritage tourism. The program funds the development of management strategies and other planning tools aimed at identifying best practices for the continued preservation of heritage assets. View of Old Wethersfield Main Street with historic buildings The purpose of the Old Wethersfield Master Plan is three-fold: 1) protect the existing quality of life for district residents and preserve the character of the community, 2) identify opportunities to increase usage and viability of existing historic sites and museums and encourage heritage tourism, and 3) identify opportunities for creating a successful business atmosphere which are based on the economic realities of the local market. The desired end result is a comprehensive plan that looks at both physical and economic aspects of the community. Page 3 July 2008 John Milner Associates, Inc. Old Wethersfield Master Plan The preservation of community character and heritage is an increasingly important topic to consider as suburbanization, uncontrolled growth, and widespread development continues to creep into historically significant communities and neighborhoods. While preservation has historically been viewed as simply a means to restore an old building, it should be viewed as one component of a broader