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Windsor Locks Main Street Study

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Windsor Locks Main Street Study TOWNTOWN OFOF WINDSORWINDSOR LOCKS,LOCKS, CONNECTICUTCONNECTICUT © BRAD WELTON AERIAL PHOTOGRAPHY PREPARED BY: DOWNTOWN MASTER PLAN FINAL DRAFT MAY, 2008 IN ASSOCIATION WITH: AMADON & ASSOCIATES, INC Funded in part by a grant from the Connecticut Main Street Center, Inc., and the FUSS & O’NEILL Connecticut Commission on Culture and Tourism. TABLETABLE OFOF CONTENTSCONTENTS GOALS............................................................................PAGE 2 TRANSPORTATION / PARKING PROCESS……………………………………………………PAGE 3 RECOMMENDATIONS…………………………......….PAGE 29 EXISTING CONDITIONS / OPPORTUNITIES TRANSPORTATION BICYCLE / PEDESTRIAN AND CONSTRAINTS…………………………………........PAGE 4 RECOMMENDATIONS........................………......…..PAGE 32 REGIONAL INFLUENCES………………………………...PAGE 5 TRANSPORTATION RAIL…………………….......….PAGE 33 STUDY AREA……………………………………………….PAGE 6 EXISTING STATION LOCATIONS………...........…...PAGE 34 HISTORIC INFLUENCES……………………...................PAGE 7 MAINTAIN / ENHANCE SENSE OF PLACE………..PAGE 35 WINDSOR LOCKS TODAY…………………...................PAGE 8 STREETSCAPE RECOMMENDATIONS………...….PAGE 36 MARKET ASSESSMENT………………………………….PAGE 9 KEY REDEVELOPMENT PARCELS….....................PAGE 39 EXISTING LAND USE………………………………….....PAGE 12 KEY DEVELOPMENT PARCEL………………..…….PAGE 41 EXISTING ZONING………………………………………..PAGE 13 “Historic Train Station” EXISTING RECREATIONAL AND KEY DEVELOPMENT PARCEL…………..………….PAGE 45 ENVIRONMENTAL…………………….......................….PAGE 14 “Montgomery Mill” EXISTING TRANSPORTATION………………………….PAGE 15 KEY DEVELOPMENT PARCEL……………….….…..PAGE 47 “Dexter Plaza” EXISTING STREETSCAPE…………………..............….PAGE 16 “MAKE IT GREEN”………………………………...…..PAGE 50 RECOMMENDATIONS…………………………..........….PAGE 17 PRIMARY ACTION ITEMS SUMMARY…………...…PAGE 51 RECOMMENDED REGIONAL STRATEGIES………….PAGE 18 ADDITIONAL STUDIES RECOMMENDED…….……PAGE 53 LAND USE RECOMMENDATIONS…………….........…PAGE 19 TEAM APPROACH / COMMUNICATION…..............PAGE 54 RECREATIONAL AND ENVIRONMENTAL RECOMMENDATIONS……………………………….......PAGE 24 APPENDIX...............................................…..............PAGE 55 GOALSGOALS 1. REDISCOVER SENSE OF COMMUNITY PRIDE 2. CREATE VIBRANT WALK- ABLE MIXED USE COMMUNITY 3. BRING ACTIVITY / RESIDENTS BACK TO DOWNTOWN 4. STABILIZE/ PRESERVE AND ENHANCE 5. INVESTIGATE SHORT TERM IMPLEMENTATION STRATEGIES 6. CAPITALIZE ON CURRENT AND FUTURE REINVESTMENT OPPORTUNITIES SCOPE OF STUDY (Preliminary Analysis) -ESTABLISH STAKEHOLDER COMMUNICATION -REGIONAL INFLUENCES -LAND USE INFLUENCES -MARKET INFLUENCES -REDEVELOPMENT OPPORTUNITIES -TRANSPORTATION OPPORTUNITIES -STREETSCAPE IMAGE / THEME -RECREATION OPPORTUNITIES -ENVIRONMENTAL SENSITIVITY 2 PROCESSPROCESS PRE ANALYSIS BASE PLAN PREPARATION MATERIAL REVIEW PRELIMINARY ANALYSIS OPPORTUNITIES / CONSTRAINTS VISIONING TARGET WORKSHOPS GOALS AND OBJECTIVES LAND USE INFLUENCES CHARACTER / SCALE REDEVELOPMENT OPPORTUNITIES ANALYSIS ECONOMIC PHYSICAL CULTURAL REDEVELOPMENT PROTOTYPES RECOMMENDATIONS MARKET / LAND USE / TRANSPORTATION / STREETSCAPE / RECREATION / REDEVELOPMENT / PEDESTRIAN / IMAGE IMPLEMENTATION FUNDING D.O.T. PRIORITIZED ACTION ITEMS ZONING / POCD GUIDELINES 3 EXISTINGEXISTING CONDITIONSCONDITIONS // OPPORTUNITIESOPPORTUNITIES ANDAND CONSTRAINTSCONSTRAINTS OPPORTUNITIES: ELEMENTS OR CONDITIONS WHICH MAY ENHANCE AND / OR PROMOTE POSITIVE CHANGE CONSTRAINTS: ELEMENTS OR CONDITIONS WHICH MAY PROHIBIT OR DETER POSITIVE CHANGE 1. REGIONAL 2. STUDY AREA 3. HISTORIC INFLUENCES 4. MARKET ASSESSMENT 5. LAND USE 6. ZONING 7. RECREATION / ENVIRONMENTAL 8. TRANSPORTATION 9. STREETSCAPE 4 REGIONALREGIONAL INFLUENCESINFLUENCES •BRADLEY AIRPORT / RT. 75 COORIDOR ROUTE 75 CANAL TRAIL CORRIDOR •RT 91 AND INTERCHANGE RAIL LINE SS UU FF FF II EE LL DD •CRCOG / D.O.T. BIKE TRAIL INITIATIVES CONNECTICUT RIVER • RT 159 BIKE TRAIL WINDSOR LOCKS • BIKE TRAIL EXTENSION TOWN BOUNDARY ROUTE 140 EAST WINDSOR OVER RT 190 TO ENFIELD CONNECTION •AMTRAK AND FUTURE BRADLEY PASSENGER RAIL AIRPORT EE AA SS TT GG RR AA NN BB YY •SUFFIELD / WINDSOR LOCKS ROUTE CANAL TRAIL 91 ROUTE 140 •EAST WINDSOR COMMERCIAL AREAS DOWNTOWN EE AA SS TT WINDSOR LOCKS WW II NN DD SS OO RR W I N D S O R W I N D S O R INTERCHANGE AREA 5 STUDYSTUDY AREAAREA ROUTE 140 BRIDGE TO EAST MONTGOMERY WINDSOR MILL TOWN HALL CONGREGATIONAL HISTORIC TRAIN CANAL CHURCH STATION LIBRARY AHLSTROM CANAL TRAIL RESIDENTIALRESIDENTIAL TRANSITIONTRANSITION INTERCHANGEINTERCHANGE AREAAREA NORTHERNNORTHERN GATEWAYGATEWAY DOWNTOWNDOWNTOWN COMMUTER CORECORE LOT THE GROVE CASTLE CEMETERY RAIL STOP MEMORIAL HALL ST. MARY’S DEXTER CHURCH PLAZA WINDSOR LOCKS MIDDLE WALGREEN'S COMMON SCHOOL HISTORIC STRUCTURE TYP. 6 HISTORICHISTORIC INFLUENCESINFLUENCES •INDUSTRY •CANAL / RIVER •ACTIVE DOWNTOWN RAILROAD STATION •VIBRANT MIXED USE PEDESTRIAN DOWNTOWN •MILL TOWN – WALK TO WORK •FORMER DOWNTOWN VITALITY 7 WINDSORWINDSOR LOCKSLOCKS TODAYTODAY NORTHERN GATEWAY DOWNTOWN CORE RESIDENTIAL TRANSITION INTERCHANGE AREA KEY ISSUES: •DOWNTOWN NO LONGER CENTER FOCUS OF COMMUNITY ACTIVITY / PRIDE. •DETERIORATING INFRASTRUCTURE AND PROPERTIES. •LACK OF USE. •UNDERUTILIZED PROPERTIES. •FRAGMENTED SINGLE USES DOMINATE. •AUTOMOBILE DOMINATES. •LACK OF COHESIVE AESTHETIC. •PEDESTRIAN “UN” FRIENDLY. •COMMON VISION / LEADERSHIP. •“ONE SIDED” DOWNTOWN 8 MARKETMARKET ASSESSMENTASSESSMENT “Current“Current Conditions”Conditions” CURRENT CONDITIONS: • SUPPLY CONTROLLED BY DEMAND • PHYSICAL LIMITATIONS DICTATE TENANT BASE- (LOCATION, SIZE, FUNCTIONAL OBSOLESCENCE) • PHYSICAL DETERIORATION- AWARNING SIGN • OPPORTUNITIES • LARGE POPULATION POOL WITHIN 10 MILE RADIUS OF THE DOWNTOWN • INTERSTATE ACCESS • PRIMARY DOWNTOWN EMPLOYER (AHLSTROM) • DEVELOPMENT GROWTH NOT DIRECTED TO DOWNTOWN. 9 MARKETMARKET ASSESSMENTASSESSMENT “Retail“Retail // CommercialCommercial Base”Base” RETAIL SECTORS: • DRUG STORES – CVS, WALGREENS. • EATING ESTABLISHMENTS- CHINESE, PIZZA, SUBWAY, DUNKIN DONUTS. • SERVICE- LAUNDROMAT, TAILOR SHOP, DRY CLEANER, BARBER SHOP, SHOE REPAIR, POST OFFICE, BANK, HAIR SALON. • OFFICE- GENERAL, REAL ESTATE, MEDICAL, DENTIST, LEGAL. • MISCELLANEOUS- PASTRY SHOP, CONVENIENCE STORE, LIQUOR. • GENERAL MERCHANDISE- FAMILY DOLLAR, OCEAN STATE, AUTO ZONE. • SPECIALTY- MONSTER GOLF, T&S EMBROIDERY. • PUBLIC- LIBRARY, HOUSES OF WORSHIP. 10 MARKETMARKET ASSESSMENTASSESSMENT “A“A TailTail ofof TwoTwo Streets”Streets” ROUTE 75 CORRIDOR: MAIN STREET: • TRAVEL ORIENTED. • NEIGHBORHOOD ORIENTED. • 200,000 SQ. FT. SMALLER COMMERCIAL. • 180,000 SQ. FT. SMALLER COMMERCIAL (INCLUDES ALL SECTORS) • 80,000+ SQ. FT. OFFICE. • WALGREENS ONLY NEW DEVELOPMENT. • 400,000+ SQ. FT. MOTEL / HOTEL. • 400,000+ SQ. FT. INDUSTRIAL. • 50,000 + SQ. FT. EATING ESTABLISHMENT. • MULTIPLE NEW DEVELOPMENT PROJECTS UNDER CONSTRUCTION. *FOR FULL MARKET ASSESSMENT SEE APPENDIX 11 EXISTINGEXISTING LANDLAND USEUSE NEW LIFE TABERNACLE CHURCH POST MIDDLE OFFICE PESCI SCHOOL PARK TOWN CONGREGATIONAL HALL ST. MARY’S CHURCH OF WINDSOR CHURCH LOCKS GROVE CEMETERY LIBRARY WINDSOR LOCKS HOUSING MEMORIAL AUTHORITY / HALL SENIOR CENTER TO EAST WINDSOR SHOPS / GROCERY C O N N E C T I C U T R I V E R OPPORTUNITIES CONSTRAINTS •PASSENGER RAIL SERVICE. •SUBURBAN STYLE SINGLE USE. •MONTGOMERY MILL REDEVELOPMENT (RESIDENTIAL) •SMALL PARCELS / INDIVIDUAL OWNERSHIP. •UNDERUTILIZED SITES / BUILDINGS. •AHLSTROM POSITIVE PRESENCE. •SINGLE SIDED MAIN STREET. •KETTLE BROOK FLOOD PLAIN. •UNDEFINED “CENTER OF TOWN.” •PUBLIC LAND DOWNTOWN CORE. •RAILROAD SEPARATES RECREATIONAL AMENITIES AND DOWNTOWN LAND USES. •HISTORIC RESIDENTIAL VILLAGE CHARACTER. •CANAL OPPORTUNITIES. •INDUSTRIAL LAND USE DOMINATES RIVERFRONT. •NO DOWNTOWN / CIVIC GREEN SPACES. •REMNANTS OF HISTORIC CHARACTER. •LIMITED DEVELOPABLE LAND IN INTERCHANGE AREA. •LACK OF HOUSING UNITS WITHIN WALKING DISTANCE. •LACK OF STREETSCAPE/ AMENITIES •LACK OF QUALITY RETAIL DOWNTOWN USES 12 EXISTINGEXISTING ZONINGZONING C O N N E C T I C U T R I V E R 13 EXISTINGEXISTING RECREATIONALRECREATIONAL ANDAND ENVIRONMENTALENVIRONMENTAL KETTLE BROOK FLOODPLAIN MERRIGAN BROOK FLOODPLAIN ADDS BROOK FLOODPLAIN PESCI PARK C O N N E C T I C U T R I V E R OPPORTUNITIES CONSTRAINTS •PUBLIC RECREATION ADJACENT TO DOWNTOWN. •LACK OF PUBLIC LAND ON MAIN STREET. •CANAL BIKE TRAIL AND STATE PARK OPPORTUNITIES. •EXISTING FACILITIES NOT CONNECTED TO DOWNTOWN. •RIVERFRONT OPPORTUNITIES. •NO TOWN COMMONS / GREEN FOCUS IN DOWNTOWN. •MONTGOMERY MILL PUBLIC USE OPPORTUNITIES. •MIDDLE SCHOOL SINGLE RECREATION USE. •RAILROAD BISECTS RIVER / CANAL OPPORTUNITIES •FUTURE C.R.C.O.G. / D.O.T. BIKEWAY INITIATIVES WITH DOWNTOWN. •KETTLE BROOK RECREATIONAL OPPORTUNITIES. •EXISTING INDUSTRIAL USES MAY PRECLUDE CONTIGUOUS •MONTGOMERY MILL POSSIBLE RAIL CROSSING. RIVERFRONT CONNECTIONS. •VACANT GATEWAY PROPERTY INTERSECTION OF SUFFIELD AND •LAND OWNERSHIP OF RIVERFRONT / CANAL PROPERTIES. NORTH MAIN STREET. •SPORADIC USE OF BIKE LANE / PATHS TO AND THROUGH •DEP EASEMENT OVER MONTGOMERY MILL PARCEL. DOWNTOWN. 14 EXISTINGEXISTING TRANSPORTATIONTRANSPORTATION EXISTING RAIL STOP L.O.S. (D/E) EXISTING BUS STOP INTERSTATE 91 C O N N E C T I C U T R I V E R OPPORTUNITIES CONSTRAINTS •SPRINGFIELD / NEW HAVEN PASSENGER RAIL. •TRAIN STATION LOCATION OUTSIDE DOWNTOWN. •BUS TRANSPORTATION / AIRPORT (LOOP THROUGH •EXCESSIVE ROAD PAVEMENT / LANES (ROUTE 159) DOWNTOWN) •DEPARTMENT OF TRANSPORTATION REGULATIONS •CANAL AND C.R.C.O.G. BIKE TRAILS. (ON STREET PARKING / CENTER MEDIANS / BIKE •TRAFFIC VOLUMES BRIDGE STREET SOUTH. (ADT’S LANES) 10,000 – 15,000). •VEHICLE SPEEDS (SOME AREAS) •REDUCE PAVEMENT / STREETSCAPE / TRAFFIC CALMING •RAIL LINE SEPARATION.
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