1	December 2000 - Cover
2	Preface The Maple Avenue neighborhood Strategic Plan was developed in order to promote the continued revitalization of the Maple Avenue and Barry Square areas. (MARG) the Maple Avenue Revitalization Group labored painstakingly to create an informational study and blueprint for future development and upheaval. MARG will encourage the City of Hartford to implement the recommendations contained herein and while approval of the Plan by the City of Hartford signifies an agreement in principle to the concepts presented, the City is not precommitted to any specific course of action.
3	Table of Contents Table of Contents Mission Statement Goals Background Our Vision Accomplishments Achieving the Vision Page 1 Partnerships 1.1 2 The Residential Environment 2.1 3 Commerce 3.1 4 Design 4.1 5 Corridors and Linkages 5.1 6 The Anchor – Barry Square 6.1 Appendix MARG NRZ Map Neighborhood Profile Census Data Maple Avenue Traffic Counts NRZ Projects – Outline Targeted Projects Foreclosed Properties
4	Mission Statement The mission of the Maple Avenue Revitalization Group (MARG) is to transform our neighborhood into one that it is safe, economically successful, aesthetically attractive, environmentally healthy, and culturally vibrant. MARG realizes that these revitalization efforts are just one part of a much grander enterprise of re-energizing the city as a whole. Through the concerted and collaborative efforts of MARG and the other neighborhood revitalization zones throughout the city, we believe that Hartford will become a city that is much greater than the sum total of each neighborhood’s initiatives as well as the envy of the state and the nation.
5	Goals In order to fulfill our mission, the Maple Avenue Revitalization Group has set out the following as its goals. It is understood that these goals are interdependent and interconnected. Foster the development of the neighborhood as a strong economic entity. Improve and enhance the quality of built environments of primary corridors. Improve and maintain the quality of neighborhood housing stock and living environments. Promote linkages to neighboring communities and assets. Promote the safety and security of the neighborhood. Maintain and further cultivate the environmental and public health of the neighborhood.
6	Background The Maple Avenue Revitalization Group (MARG), Maple Avenue NRZ residents, area business stakeholders and a set of consultants have all contributed to this NRZ Plan. A clear note of appreciation is extended to everyone who has given ideas, time and energy to create both this Plan and a quality place to live and work in South Hartford. The Maple Avenue Revitalization Group, with the assistance of the South Hartford Initiative, has been coordinating economic renewal efforts along Maple Avenue, Webster and Broad Streets, and within Barry Square and surrounding residential neighborhoods. Building on these efforts, the South Hartford Initiative retained a consulting team to assist the MARG stakeholders in creating an overall revitalization framework and to develop strategies to facilitate reinvestment in the community. The consultant team comprised of Urban Strategies, Development Strategies and Gladding Jackson Kercher Anglin Lopex and Rinehar. They offered MARG expertise in the areas of planning and urban design, marketing and transportation. MARG has retained Diversified Technology Consultants to construct and edit this NRZ document. During the meetings and workshops, the MARG residents, stakeholders and consultants worked together to formulate an overall vision and strategies to achieve that vision. This Plan provides a framework and series of strategies to facilitate economic renewal and redevelopment in the NRZ. This Revitalization Plan builds on the work undertaken to prepare the MARG draft Strategic Plan and Urban Act Proposal Form. These plans propose a set of reinvestment
7	Our Vision Partnerships Promote partnerships between stakeholders. Establish and enhance linkages. The Residential Environment Enhance the quality of residential areas. Promote home ownership. Promote an environmentally healthy neighborhood. Promote lower density housing. Commerce Strengthen the market potential on Maple and New Britain Avenues in the MARG area. Market the neighborhood assets. Design Promote, respect and maintain high quality urban design in the NRZ which reflects the historic neighborhood character. Improve the quality of life and increase the desirability of the neighborhood. Develop strategies for the creation of quality, convenient on and off street parking and pedestrian areas (streetscape).
8	Accomplishments While preparing this plan, members of the Maple Avenue Revitalization Group (MARG), Maple Avenue Merchant Association (MAMA), New Britain Avenue Merchants Association (NBAMA) and Barry Square community were able to accomplish the following improvements to their neighborhood: Acquired Urban Act Bond funds and had 174 Benton Street, 9 Ellsworth Street, 12 Kenneth Street, 443 Maple Avenue and 754 Maple Avenue demolished 91 Henry Street was demolished. New single family home was built by Habitat for Humanity 21-23 Webster Street and 25-27 Webster Street were demolished. A temporary small park was established Acquired over $200,000 in State Urban Act Bond funds for Maple Avenue Streetscape improvements Secured funding through Urban Act Bond for three facades (2 on Maple Avenue; 1 on New Britain Avenue) Conducted an environmental inventory for the neighborhood Improved the image of Barry Square and beautified the commercial area Installed wrought iron fencing and trash receptacles on Maple Avenue, New Britain Avenue and Webster Street Upgraded lighting wattage on Maple Avenue Placement of flower pots—Hartford Blooms—throughout the area Installed Mural at Café 880 designed by youths from Southend Knight Riders Youth Center Encouraged City purchase of 6 Mini-street sweepers Supported purchase of 754 Maple Avenue/Greenberg Beatman property by owners of First & Last Tavern for a retail and bakery business specializing in Italian breads, pastas and sauce. The City of Hartford has approved the sale of the vacant lot to First & Last Tavern owners
9	Accomplishments, contd.
10	1.1 - Achieving the Vision with Partnerships Partnerships are an essential element in neighborhood planning and development. Partnerships take many forms. MARG sets forth these guidelines for partnerships: Promote partnerships between stakeholders Promote partnerships with neighboring NRZ initiatives Ensure that the revitalization strategy recognizes and supports Churches, the Library, Schools, the Theater and Post Office as stable community resources upon which to build reinvestment. Promote partnerships, between stakeholders within the MARG NRZ and with neighboring NRZ initiatives, to maximize the synergies between projects and to identify the potential for joint ventures. Encourage communication among neighboring groups Establish and enhance linkages within the MARG NRZ area. Establish and enhance linkages to neighboring communities and institutions such as Trinity College, the Institute of Living, and the Learning Corridor. Coordinate with the South Green NRZ and the South End NRZ on the improvements to Maple Avenue, north of Barry Square, including Old South Cemetery.
11	Partnerships – 1.2 Promote code enforcement and maintenance of properties Working with the City of Hartford, the MARG NRZ shall continue to identity neglected properties and seek assistance in enforcing municipal code maintenance standards. Poor property maintenance has a negative impact that extends well beyond a property line, and signals a lack of commitment to the quality of the neighborhood. Working in partnership with the City, the MARG NRZ will continue to put forth recommendations for renovation, restoration or demolition and reconstruction. Informing residents and owners of financial assistance programs related to home maintenance can be a constructive tool for encouraging improved home maintenance. Support the Barry Square Problem Solving Committee and the Green Team concept Support the Barry Square Problem Solving Committee’s efforts in reducing crime, blight, nuisance, etc. Support their efforts to improve the overall quality of life in the Barry Square neighborhood. The Problem Solving Committee identifies illegal conditions at a specific property. The city investigates and decides if the property should be a Green Team target The neighborhood planner can verify tax delinquency status and identify if the property has benefited from City subsidies.
12	Partnerships – 1.3 Partnerships For Education Education and the quality of schools is critical to the stability of every neighborhood in every city. The challenge of educating youth and updating skills once out of school is ever present in the economy we are living in. MARG supports educational services for residents of all ages, as this is a cornerstone to neighborhood stability and quality of life. Partnerships For Safety And Security Safety and security is clearly essential to resident and business stakeholders in the NRZ. The work of the Barry Square Neighborhood Committee (also known as the Barry Square Problem Solving Committee), Southend Knight Riders Youth Center and neighborhood Blockwatches with the support of Hartford Areas Rally Together (HART) has been critical in restoring safety and vitality in the MARG area. MARG will continue to support crime prevention strategies, neighborhood Blockwatch education and positive alternatives for youth. These initiatives are fundamental to both the stability of and investment in the neighborhood. MARG has these specific safety related goals: 1. Encourage continued public and private funding of Southend Knight Riders Youth Center. Encourage community participation as mentors and volunteers working with youth at the Center. 2. Encourage pedestrian friendly walking areas that are well lit and regularly patrolled by police officers.
13	Partnerships – 1.4 3. Keep abreast of new strategies by working with successful communities in the Hartford region. 4. Promote a positive image of Barry Square, Maple Avenue, Broad Street, New Britain Avenue and Webster Street through friendly banners of local residents and decorative historic lighting and other amenities along Maple Avenue and positive public service announcements to promote the MARG area. Partnerships and the Anti-litter Project The following specific targeted areas are recommended to be included in the Anti-litter Project: 104 Benton Street 169 Benton Street 174 Benton Street 180 Benton Street 443 Maple Avenue Adams Super Foods 76 New Britain Avenue Webster Theater 31 – 41 Webster Street Whole Donut 120 Webster Street
14	2.1 - Achieving the Vision by Enhancing the Residential Environment The vision of the NRZ is to support and enhance the residential environment within the MARG NRZ by improving the physical environment, eliminating areas of disinvestments, and encouraging additional owner-occupant residents through infill redevelopment of underutilized sites. Lower residential density and promote homeownership A recent survey of downtown employees and Hartford Courant readers, conducted on behalf of the Downtown Hartford Economic and Urban Action Strategy, points to an unmet demand for housing in downtown Hartford. In addition to an interest in high density housing, there is an interest in lower density housing that can be accommodated in city neighborhoods surrounding downtown Hartford. The MARG NRZ has an opportunity to take advantage of this demand and attract people interested in living an urban lifestyle. The MARG NRZ offers a variety of housing stock with proximity to downtown employment and to major employers such as Trinity College and Hartford Hospital. Wherever possible houses/units should be renovated/developed for homeownership as opposed to rental. Support existing programs such as SHI The City and SHI have several incentives and programs to increase awareness and rehabilitate housing. The NRZ will encourage the use of these programs to stabilize and rehabilitate blighted housing.
15	Residential Environment – 2.2 This Plan is based on a goal of promoting the stability and quality of the neighborhood. High density residential housing development is not seen as contributing to this goal. Therefore this Plan discourages high-density residential development and promotes the reduction of rental unit density whenever possible. To improve the neighborhood, this Plan recommends targeting Maple Avenue, Broad Street, Webster Street and New Britain Avenue for immediate Urban Act Assistance to address the identified buildings. The Appendix lists these buildings. Renovate, mothball, or remove blighted buildings Proactive involvement in significantly blighted sites is encouraged. Working in partnership with the City, the MARG NRZ shall continue to identify significantly blighted sites and put forth recommendations for renovation, restoration, demolition or reconstruction. Contacting smaller scale housing developers to explore and review redevelopment options is part of this strategy. Demolition should take place in the context of a plan for redevelopment. The blighted properties along Ellsworth offer a good example of an opportunity for proactive intervention. Redevelopment of the housing on Ellsworth is a priority project. In combination, this pocket of blighted buildings could have potential for rebuilding a portion of this residential block in close vicinity to Barry Square.
16	Residential Environment – 2.3 The focus for infill development along these corridors should for home ownership. Buildings should be of a medium density and should strongly relate to the street face. This Plan also supports urban mixed-use development. It exists here along commercial streets such as Maple and New Britain Avenues and Broad Street. A combination of retail, office and residential uses helps to generate activity throughout the day and night. Create housing units of a marketable size The FDIC properties on Webster Street are a good example of retrofit opportunities. Renovations to existing buildings and new infill should have a strong relationship to the street. In particular new facades should be animated by windows and entries that face onto Webster Street. A continuous and consistent streetscape on Webster Street from New Britain Avenue to Barry Square should be encouraged. Parking should be located on the back portion of the site.
17	3.1 - Achieving the Vision with Commerce Strengthen Commercial Enterprises The retention and renovation of existing businesses is a high priority Build on existing businesses in promoting a balance of neighborhood related retail, entertainment and services. The Webster Theater is a good example of the potential offered by working with existing tenants or entities to broaden the retail character and boost sales in the overall Barry Square area. The theater is a unique business that helps define the image of Barry Square and the MARG NRZ. While the current program may be limited in focus, there is an opportunity to broaden offerings (kids, adults, old movies) and establish the theater's position as a positive focal point/hub for the region. Retaining and supporting this business could leverage the recruitment of other businesses to the area. Foster the development of the neighborhood as a strong economic entity The market area for MARG NRZ (defined as a one-mile ring around the intersection of Maple and White Street) includes a resident population of 28,000 in 11,000 households and a daytime population of 10,800. The average household income is estimated to be $42,200 and the median household income is $33,300. The realistic market potential for the MARG NRZ is small-scale, neighborhood based businesses that attract a wide range of residents, visitors and people driving through the neighborhood. A critical first step is to upgrade facades and work with existing merchants to broaden the appeal of their businesses.
18	Commerce – 3.2 Create the Economic Development (ED) Team One can see throughout this NRZ Plan economic development goals and initiatives being defined and worked on. The ED team can move this work forward. The ED Team is to be comprised of MARG NRZ members, SHI, SINA, NBAMA, MAMA Coordinator and HEDC. Working with the Maple Avenue and New Britain Avenue Merchants Associations, the ED team will encourage both the maintenance of physical structures and improvements in the visual appearance of commercial buildings in the MARG NRZ. The ED team will support public improvements, landscaping, street furniture, and street and sidewalk improvements as these will strengthen existing retail nodes. The team will provide technical support for existing businesses to help local retailers improve marketing, design, customer service, and promotional efforts. Finally, the team will work with the merchants to gain their trust and confidence and convince owners to make improvements. This effort requires working to establish close relationships with property owners to inform them about the types of quality tenants they can attract. The team could maintain current information on available properties, as well as identify and communicate with tenant prospects. The objective is to put tenant prospects in contact with owners or brokers that have the types of commercial space that the prospect requires. The team could also link prospective businesses to federal, state, city and non-profit economic development programs and funding
19	Commerce – 3.3 One can take guidance from the model of the suburban mall. A mall often has a staff to guide development and promote itself as a “whole” entity, i.e. The Mall. In a similar manner, the economic development team can guide the development of the retail corridors in the NRZ. The corridors can be promoted as “places” to visit and shop. Maple Avenue can be developed as a collection of stores that have relationships and adjacencies such that they are perceived as a “place.” An example of this strategy would be to develop relationships so that one could say, “lets go to Barry Square” and an image of interconnected events would come to mind. One imagined visit could include the Post Office, the Library and a sandwich or drink at a newsstand. Another combination would be to go to a restaurant, then the Webster theater, having parked in a shared parking facility that serves adjacent land uses during the day. Develop a marketing strategy One goal is to attract and retain desirable retail and commercial tenants to the MARG NRZ. A proactive marketing program has a number of advantages such as: making it easier for property owners to get high quality tenants, making it easier for attractive tenant prospects to find an appropriate location in the MARG NRZ, and helping the MARG NRZ to implement its revitalization strategy. Strengthen the market potential along Maple Avenue Strengthen commercial enterprises within the MARG NRZ, with the first priority on Barry Square as the anchor of reinvestment.
20	Commerce – 3.4 The goal is to attract new businesses that are consistent with the existing scale of the commercial corridor, that compliment the surrounding residential neighborhoods, and have minimal negative impact, especially in terms of noise, traffic, and litter. Promote mixed-use development along commercial streets Along Broad Street and Maple and New Britain Avenues, a more dense form of development containing a mixture of uses should be encouraged to take advantage of the amenity of these key routes. A combination of retail, office and residential uses helps to generate activity throughout the day and night. A combination of uses also enhances the market value of a property. The Greenberg-Beatman site is a prime candidate for such development. Facilitate redevelopment on strategic sites Several prime development foci have been identified: Barry Square; Trinity Plaza; Broad Street and Maple Avenue, and the Greenberg-Beatman site. A more detailed exploration of the development opportunity of three of these focal points is elaborated below. Barry Square is detailed in the section titled “The Anchor”. Greenberg/Beatman site Envisioned as a longer-term opportunity, development on the Greenberg/Beatman site would support the revitalization of the MARG area. Please refer to page 3.6 for a site diagram. Given the size of the site and the potential for a mixed-use development, incorporating a combination of retail and office or residential land uses should be considered. Bringing more residents or workers to this site would support and strengthen the overall retail base.
21	Commerce – 3.5 Greenberg/Beatman site (continued) The market segments that this site could serve include residents, theater patrons, visitors to the post office, the library, churches, cafés and other retail establishments. The build out is estimated at 7,000 to 15,000 square feet. The tenant mix could build on the existing services and focus on fresh food, retail, and café businesses. The following design principles are recommended: locating building(s) with “zero” setback along Maple Avenue, internalize parking between and/or behind the proposed building(s), use built form to strengthen the corner at Maple Avenue and Otis Street, use streetscape (trees and paving) plus building entries and windows to animate Maple Avenue, buffer the parking with plant material or architectural elements. Trinity Plaza The market potential for this site includes an ice skating facility, a hockey rink and retail uses. College students and faculty, neighborhood residents, people working in the area and commuters would be served by this redevelopment. The build out is estimated at 25,000 - 47,000 square feet. The potential tenant mix includes unique restaurants, coffee shops, bagel shops and brew pubs.
22	Commerce – 3.6
23	Commerce – 3.7 Trinity Plaza (continued) The design principles recommended for the site include: minimize building setbacks along New Britain Avenue, create an animated streetscape through use of store windows, street trees, sidewalk paving and lighting. The location of parking is behind the building on the interior of the site. Providing pedestrian connections linking Trinity College to Broad Street is recommended. One intention is to create pedestrian circulation to Barry Square. Broad and Maple The market potential for the Broad and Maple area includes neighborhood retail and professional services. Both residents and visitors to the area could be served by this redevelopment. The nearby restaurants, retail establishments, gas stations, dry cleaners, cafés, banks, and service organizations could benefit as there would be multiple destinations. Potential uses for the site include businesses such as traditional retail and other commercial uses such as insurance, real estate, personal finance, medicine and law. Design Principles Site building(s) with “zero” setback along Maple Avenue. Internalize parking between or behind proposed building(s). Use built form to strengthen corner at intersection of Maple Avenue and Broad Street.
24	Commerce – 3.8
25	Commerce – 3.9 In contrast, to the entertainment niche, an automotive service business cluster is not a good choice upon which to build. The cluster of auto businesses developed when traffic levels were higher, and auto uses are not consistent with the urban, pedestrian-oriented neighborhood character desired for Maple Avenue. A second approach is to identify the top priority tenant categories and then narrow the focus to match with the MARG NRZ marketplace. For instance, if a hardware store is a priority for the area, a Home Depot is not appropriate because of the size and retail space parameters that these stores demand. However, Ace, TruValue, and ServiStar Hardware stores could be appropriate. Each retailer requires 6,000 to 10,000 square feet of space, occupies freestanding stores, and does not require mall or strip center location. The MARG NRZ has market niches such as the strong Hispanic population, a collegiate youth base at Trinity College and patrons of Webster Theatre, Café 880, Polo Club and First & Last Tavern. The ED team can target retailers that are successful with these groups. Recruit new, high-quality businesses There are two categories of retailers to recruit. The first is major/chain retailers. Chain retailers are, in many ways, easier to identify. Products such as Retail Lease Trac, The Retail Tenants Directory, and Crittenden's Directory of Retail Space Users provide retail chain requirements, expansion plans, and contact information. These products cost between $600 to $800 each. Real estate brokers in Greater Hartford can also be a good source, with their own contacts with chain retailers interested in Hartford. However, while easier to identify, many chains are not flexible about their requirements. The second category of retailers is independent retailers.
26	Commerce – 3.10 Independent retailers may be more difficult to identify, but are, in fact, a much more important part of the NRZ revitalization. Independent retailers within the neighborhood may need help identifying a better site, with room for expansion or greater accessibility and visibility. The NRZ is already seeing this type of expansion. DePasqual’s/First and Last Tavern is expanding it’s business to a pasta sauce and factory outlet at the Greenberg/Beatman site (754 Maple Avenue). This type of movement needs to be encouraged. Scouting surrounding areas for successful independents that may want to relocate or expand may be useful. For example, the First and Last Tavern has two stores, one in the MARG NRZ and one in Avon, Connecticut. Interviewing business owners to hear their view on retailers that would make appropriate tenants on Maple Avenue would be instructive. The MARG NRZ may benefit by cooperating with other neighborhoods to identify several sites in order to attract a grocery chain, or smaller grocers with a focus on fresh foods. Alternatively, the ED team could work with a group of merchants to buy as a co-op and offer fresh produce and fresh meats. Create a synergy and critical mass among retailers Encourage appropriate new development in critical revitalization sites A traditional supply/demand analysis of market potential does not suggest that a large amount of new retail space is required in the MARG NRZ. However, following a decade of major socioeconomic change, Hartford's south side is poised to reposition and recapture the retail market it once commanded. Clear opportunities are present to enhance the retail tenant mix in order to create a synergy and critical mass among retailers. The goal is to develop retail opportunities that serve the needs and interests of people in the neighborhood and the metropolitan area.
27	Commerce – 3.11
28	4.1 - Achieving the Vision by Design Improve the quality of life through planning and design Many of us who live in cities may not appreciate that the whole environment we live in is basically the result of planning and design. Everything from the sidewalks, to streets, to houses, from the small back yard, to the public plaza, to the large park, has been planned, designed and built. Cities are often referred to as built environments. While the basic architecture of the neighborhood is in place, the street alignments, the houses, etc., there is constant change. The issue is how we engage the desired and proposed changes in the built environment. Planning and design are the languages that we use to communicate with each other about change. Planning and design are tools that allow us to make informed decisions about change. Increase the desirability of the neighborhood Balance parking requirements with the objective of creating a strong urban streetscape while maintaining the residential character of the side streets. Improve the aesthetics, safety and attractiveness of Maple Avenue in order to support businesses and encourage increased commercial activity. The desirability of living on residential streets is linked to the speed of traffic. Traffic calming is a design option for making streets safer. This topic is discussed further in the Corridor section of this document.
29	Design – 4.2 Promote, respect and maintain high quality urban design in the NRZ which reflects the historic neighborhood character Quality infill development and buildings should be designed to have a strong relationship with the public realm - windows and doors should address the street. Design features should be incorporated that adequately and reasonably reinforce the street edge and contribute to the feeling of safety and comfort. Develop a streetscape improvement plan for Maple Avenue Improve the aesthetics, safety and attractiveness of Maple Avenue in order to support businesses and encourage increased activity. Develop a streetscape improvement plan for Maple Avenue. A continuous and consistent streetscape should be encouraged. Develop a comprehensive streetscape design plan addressing sidewalks, signs, trash receptacles, ornamental fencing, decorative lighting (historic style) for public areas, with plantings, banners, flower pots, etc. Promote development of uses, which build off the Webster Theater and/or neighborhood oriented uses that by design helps to define the edges of Barry Square.
30	Design – 4.3 Facade Improvements Promote facade improvements for existing businesses to create market opportunities to enhance and upgrade retail uses. The City of Hartford has a very active facade improvement program that contributes to Maple Avenue. Gateways Gateways in the urban environment can be inspiring and make contributions to the creation of “places” where commerce and urban life thrive. Create highly visible gateways announcing arrival to Maple Avenue Commercial Corridor at South Street and Barry Square and the Franklin Avenue and Maple Avenue intersection. Create a gateway that celebrates the linkage between the institutions, New Britain Avenue, and Barry Square, and Webster & Broad Streets. Through redevelopment and street design, distinguish key nodes and gateways along Maple Avenue.
31	Design – 4.4 Signs Work with neighboring NRZs to improve signage. Emphasis within the NRZ is placed on the following: Barry Square Franklin/Maple Avenue Gateway Learning Corridor Transit route signs Highlight connections to Trinity College, SINA, and the Learning Corridor, as well as Institute For Living and Connecticut Public Television Goodwin Park/ Maple Avenue Gateway
32	5. 1 - Achieving the Vision by Improving Corridors and Linkages Corridors Improve and enhance the quality of the built environments in the primary corridors The quality of the built environment is essential to the creation of a strong sense of place in the MARG neighborhood. This is particularly true along the major corridors, such as New Britain Avenue, Broad Street, Webster Street and Maple Avenue. Continuous street edges throughout the entire neighborhood are important to improve the image and atmosphere and create a more comfortable environment for all users - pedestrians, bicycles, and automobiles alike. Strengthen Maple Avenue as a corridor Improve the safety and livability of neighborhood streets Traffic adjustments In order for the revitalization of the Maple Avenue and Barry Square area to occur, a number of adjustments to the existing transportation system are recommended. It is the understanding of MARG that traffic adjustments in one area can dramatically affect the quality of life in other areas.
33	Corridors – 5.2 Circulation changes Certain components of the traffic circulation system within the MARG NRZ were evaluated based on discussions held at two public workshops with the MARG NRZ residents and business owners. The following potential adjustments to the existing circulation system should be reviewed as part of a Parking and Traffic Study. The key goal is to increase parking and accessibility. Convert Crown Street to two-way traffic This action could ease the congestion associated with the evening shows at the Webster Theater. Currently, Webster patrons are forced to travel westbound to Ellsworth Street, then north on this residential street to access New Britain Avenue. By allowing eastbound movement on Crown Street and a right-turn only onto Webster Street, theater patrons could have an alternative route that would diminish the impact on residential streets. In early 1999, residents of the Crown Street area reviewed this proposal. While some residents favored the proposal, there was clearly a lack of consensus in support of the plan. Several alternatives were proposed during the meeting, but each had drawbacks and no proposal mustered any significant support. However, as a result of the extensive dialog during the meeting, it became apparent that the primary concern with residents surrounding the theater isn’t as much with the flow of traffic around the theater as it is with parking for the theater patrons. MARG supports further review to identify viable parking solutions for theater patrons that minimizes the impact to residential areas.
34	Corridors – 5.3 Reverse one-way direction on Bond Street This action could eliminate one phase of the 5-phase signal at Barry Square and improve the traffic operations of that intersection. Additionally, the reversal of Bond Street could negate the need for the “turnaround” at Barry Square, allowing for its incorporation into the plaza. Parking strategy There is an overwhelming perception that parking is a problem within the MARG NRZ. As parking is allowed on-street on both Maple Avenue and its adjacent residential streets, the problem appears to lie in not the quantity, but the quality of parking within the MARG NRZ. A key goal is to develop strategies for the creation of quality, convenient, on and off-street parking. The objective of the parking strategy is to create a strong urban streetscape, improve the quality of parking and maintain the residential character of the side streets. This strategy will be advanced by a Parking and Traffic Study that explores all solutions to qualitative improvements to parking, traffic flow pedestrian crossing and accessibility. The following actions can increase the quality and usage of the available parking within the MARG NRZ. Maximize the use of existing parking through joint use As sites are redeveloped, their private parking can potentially be used for public parking after hours. For instance, the Webster Theater has a joint parking agreement with St. Augustine's Church to use their spaces for Webster Theater events. Candidates for joint parking agreements include Trinity Plaza (approximately 180 spaces), the proposed library expansion (approximately 60 spaces), the Barry Square Station Post Office, and the FDIC properties.
35	Corridors – 5.4 Neighborhood traffic calming Promote traffic calming measures on residential streets, where appropriate Many of the residential streets within the MARG area suffer from the impacts of high-speed cut-through vehicular traffic. Motorists are using residential streets as convenient cut-through routes to avoid the more congested arterials such as New Britain Avenue. Traffic calming measures can be taken to slow vehicular speeds through these neighborhoods, making it safer for residents who live and play there. The diagram on page 5.6, presents a menu of traffic calming devices. These devices are designed so that they are completely compatible with emergency and maintenance vehicles. Another traffic calming technique is to alternate the side of the street on which vehicles are allowed to park block-by-block. This technique causes the motorist's sight line to be interrupted, resulting in slower vehicle speeds. Long, straight streets such as Roxbury Street would particularly benefit from this approach, since the eastbound movement is not only straight and uninterrupted, but downhill as well. Promote linkages to neighboring communities and assets Linkages of all sorts are important to stitch elements of the community back together. The MARG area has a number of assets and one of the keys to revitalization is to recognize these assets and foster linkages among them. It is important to recognize that the poor quality streetscapes are creating the feeling that the distances in the neighborhood appear longer than they are, and thus lead to a sense of disconnection. Furthermore, poor public transportation results in inadequate linkages between the neighborhood and surrounding resources.
36	Corridors – 5.5
37	Corridors – 5.6
38	Corridors – 5.7
39	Corridors – 5.8
40	Corridors – 5.9
41	Corridors – 5.10
42	6. Achieving the Vision with the Anchor – Barry Square Promote Barry Square as the anchor of the MARG NRZ. Enhancement of Barry Square is the first priority of the NRZ Plan. There is an integrated set of cultural, business, religious, educational and residential interests that are important to a revitalized Barry Square. The following are 10 action items: Build upon the core assets within Barry Square: Webster Theater, Barry Square Station Post Office, Campfield Branch Library, and existing retail. Build on existing businesses to promote a balance of neighborhood-related retail, entertainment and services. Encourage new retail uses that contribute positively to the surrounding neighborhood. Explore redevelopment options on strategic sites such as those south of the Webster Theater, BP Gas Station, and the Bakery/Liquor store. Target more comprehensively the Webster Theater Redevelopment area with public infrastructure improvements. Create highly visible gateways announcing arrival to Maple Avenue Commercial Corridor at Barry Square. Promote the enhancement of Barry Square through redesign of streets, pavements, streetscape elements and landscaping. Encourage parking solutions, such as utilizing shared lots behind the Maple Avenue frontage. Utilize design to define the edges of Barry Square. 10. Support library expansion and the associated parking lot. This key initiative will help support revitalization of Barry Square.
43	Anchor – 6.2 Barry Square geometric enhancement As visitors and residents enter Barry Square from one of its many approaches, we believe they do not experience a well-constructed sequence of arrival. The excessive pavement width and breakdown of the edges creates a physical construction that does not herald Barry Square’s importance as a neighborhood centerpiece. The following recommendations will contribute to signifying Barry Square’s importance to the neighborhood. Provide the highest level of streetscape improvements within Barry Square. The streetscape treatments planned for Maple Avenue should be enhanced within the Barry Square area. By providing a higher level of landscaping, lighting, and amenities within this area, Barry Square is distinguished as the focal point of the neighborhood. Conduct a parking and traffic study. Explore all reasonable solutions and then implement the best solutions. The traffic study shall consider prior studies that discuss road closures and roadway realignments. Pedestrian amenities can transform the island into a magnificent pedestrian plaza. Provide textured pavement on all approaches. The presence of a change in pavement type signifies a change in character to the motorist and pedestrian alike. By adding textured pavement at the approaches to Barry Square, the importance of the place will be heightened.
44	Anchor – 6.3
45	Anchor – 6.4
46	Anchor – 6.5
47	Anchor – 6.6