Windsor Locks Transit-Oriented Development Planning Grant Request Project Background Downtown Windsor Locks runs along Main Street in the vicinity of the intersection of Routes 159 and 140. The current Amtrak stop is located outside the downtown area with no TOD opportunities available. The Town wants to bring the station back to its downtown and create a vibrant, mixed-use, transitoriented and pedestrian friendly area. The Town of Windsor Locks seeks $250,000 in Transit-Oriented Development Planning Grant funds to further efforts at relocating the Amtrak train stop back to downtown and facilitating mixed-use development in that area. The Town has been working with the Connecticut Department of Transportation for the last three years on plans for relocating the station to an area that would be prime for Transit-Oriented Development. Building on the 2008 Windsor Locks Main Street Master Planning Study, conducted by Ferrero-Hixon (now a part of Fuss & O Neill), these planning funds would further the number one priority identified in the study which is to relocate the train stop from its current location outside the downtown area to a location in the vicinity of the historic train station. The Town of Windsor Locks has already invested $120,000 to conduct the Main Street Master Planning Study, as well as to hire a national expert in railroad signalization to further our goals of relocating the station. The Town has also invested hundreds of thousands of dollars in state grants and local capital funds on upgrading Town Hall and reconstructing several streets in the vicinity of the proposed transit-center. The Town would hire a multidisciplined planning team to conduct the transit-oriented development study. 1
1) Impetus for the Study Existing Conditions Windsor Locks had a classic Main Street before the train station was moved out of downtown and urban redevelopment completely changed its character. A view of Main Street today. Windsor Locks Main Street was heavily impacted by urban renewal and the relocation of the train stop over 30 years ago. Main Street once had buildings right up to the sidewalks with on-street parking and the area thrived with small businesses. In place of this classic Main Street setting, redevelopment brought suburban strip shopping centers with a focus on the automobile over the pedestrian. Today, the Downtown area has a tremendous number of assets, including: the Connecticut River, the Windsor Locks Canal State Park Trail, over seventy businesses, Town Hall, the Senior Center, Pesci Park and Pool, our Public Library, and fairly dense and diverse housing patterns. Transit-oriented development will build on these existing assets and add vibrancy to the downtown area. The Downtown also has some challenges, including: Relocating the train stop back downtown will be a catalyst for the restoration of the Historic Train Station. 1) Despite efforts on the part of citizens to save the historic train station from oblivion in the 1970s, the station has remained vacant and boarded up for three decades. 2) The Montgomery Building, a large mill complex is vacant and boarded up. The property is slated to go to tax foreclosure auction on September 10, 2011. 3) Dexter Plaza lost the only full-service grocery store in Windsor Locks and 2
continues to have space vacancies. 4) Several buildings are unattractive and could benefit from façade improvements or complete redevelopment. 5) Despite the presence of several public buildings, a park and linear trail, the connectivity and synergies of these assets must be addressed. Developers have expressed interest in converting the old Montgomery Building into condominiums which would place over 125 people in close proximity to the train stop. The Downtown is the governmental center of the community. In addition to the Town Hall, the public library, senior center, post office, Pesci Park, and the Middle School are all in the Main Street area. Ahlstrom anchors Main Street and is a major employer. Ahlstrom has invested over $115,000,000 to upgrade its facility. These various challenges are also opportunities that would be addressed in this Transit-Oriented Development Planning Initiative. The Montgomery complex can be converted to residential use (a zone change was already secured laying the groundwork for such conversion). The historic train station can be utilized to support the commuter rail operations. The Town secured a $225,000 Small Town Economic Assistance Program Grant for planning related to the restoration of this historic structure. There is ample land for new parking facilities when the Amtrak maintenance yard and the Windsor Locks Commons are taken into consideration. Ahlstrom is a major employer which is bound to benefit from the relocated station and Town officials and Ahlstrom officials have met in regards to the train stop relocation. The Windsor Locks Canal State Park Trail which runs 4.5 miles from downtown to the Route 190 bridge in Suffield is located near the proposed relocated station. The Downtown location for a train stop has adjacent housing and businesses, parking availability, public property and available land for assemblage, minimal environmental 3
impacts, tremendous economic development opportunities and is a less expensive alternative to its current location (as up and overs are minimized, no wetlands need to be re-created and no I-91 stormwater replacement are required). 2) Vision for future housing and economic development A wide variety of housing options are available in the Main Street area including apartments, senior housing, historic homes and multi-families and this will add to transit ridership Windsor Locks Commons has restaurants and businesses and would be adjacent to the train stop. Several buildings along north Main Street in proximity to the proposed train stop are prime for redevelopment. The Windsor Locks station will be a key feature on the New Haven-Springfield commuter rail line due to the bus connection to Bradley International Airport. Bradley International Airport is an economic engine for the State of Connecticut and this link will be critical to the region s success. A relocated station would be a major catalyst in the redevelopment of the Montgomery complex (255,000 s.f. mill structure overlooking the Connecticut River and Windsor Locks Canal), the historic station which is on the National Register of Historic Places, the Windsor Locks Commons and several r underutilized buildings/properties in that general area. The Windsor Locks Canal State Park Trail connecting to Suffield and onto Enfield over the 190 bridge is accessed from this area. One of Windsor Locks major employers, Ahlstrom, would benefit from its proximity to the relocated station. This area has very good access to Interstate 91. The TOD Planning Study will develop strategies for strengthening and diversifying the downtown, increasing pedestrian activity, enhancing public spaces, reusing vacant or underutilized structures, and initiating traffic improvements compatible with a pedestrian 4
environment. We envision multi-story mixed-used buildings in close proximity to the station. Cross sections of Main Street will be prepared to ensure a safe pedestrian and bicycling environment. Revitalization of the Main Street area will attract visitors to the Windsor Locks community who will spend money with the businesses that call this area home and new businesses that locate due to the TOD transit plans. The study will help spur private investment thus growing the grand list which helps pay for local services. New businesses will mean new jobs which is a focus of the State as well as our community. 3) Study Components Task to be completed through this planning grant would include, amongst other items: The Transit Center will be designed for vacant land to the north of the historic train station. 1) Prepare cross sections of Main Street and associated side roads in this area and ensure walkable Complete Streets. The goal will be to ensure that motorist, transit riders, bicyclists and pedestrians all can move about in a safe manner. 2) Inventory utility locations such as gas, sewer, electric and water as these will be critical to any additional development This aerial view shows the design challenge of Main Street, the tracks, the historic canal and Montgomery Building 3) Make projections related to amount of mixed-use residential and commercial building that could take place and utility needs. Planners will look at available acreage around the transit center and analyze the amount of square footage of residential and 5
commercial uses can be constructed. 4) Prepare a concept plan for the Windsor Locks Transit Center (train stop and bus hub). There is ample land to ensure a smooth operation of both trains and buses, as well as provide for adequate parking. Traffic signalization and railroad circuitry will be important factors to look at. 5) Develop zoning regulations that would encourage transit-oriented development. Most of the proposed area is zoned business. Planners will look at an overlay zone to encourage mixed-use development including residential components. 6) Prepare design guidelines. We would like the Transit Center and associated mixed-use development to fit the character of an historic downtown area. Traffic mitigation plans will be developed. In-fill development along the frontage would complement these apartments. 7) Develop traffic mitigation plans. The Routes 159 and 140 intersection is complex due to traffic and rail signalization. Traffic mitigation plans will need to be developed to ensure a Level of Service that meets appropriate standards. 8) Determine market feasibility of private sector development. The planning team will look closely at market forces and determine what mix of residential and commercial uses will be sustainable. The budget for this planning study is $250,000 and a detailed listing of the tasks 6
and costs are attached. A Concept T.O.D. Land Use Plan is attached that depicts the project area. 4) Timeline for implementation Ahlstrom employees can come to work on the train A view of the historic station from the track-side. The TOD Planning Study can be completed within six months of grant award. The timeframe for relocation of the station is completely in the hands of the State DOT and Amtrak. The Town will be pursuing efforts to restore the historic train station building in preparation for possible use as part of the transit center. The Town will be working with whatever party secures the Montgomery Mill property in the tax foreclosure auction for possible conversion to residential condominiums. As plans are being developed, the Town will be marketing the area to secure development interest. We anticipate three phases of development: 1) the transit center itself; 2) redevelopment of adjacent properties; and 3) full build-out of new housing and commercial uses across from the transit center. So efforts have already begun and will likely take a decade for full build-out. 5) How this proposal supports transit use and ridership growth Memorial Hall and the Veteran s Memorial are attractions in walking distance of the transit area. Due to the presence of the Montgomery Mill complex and Ahlstrom the downtown area already has some dense housing patterns due to the fact that housing was built within walking distance of these factories. As such, there is already hundreds of housing units in which residents may opt to use the transit line rather than commuting to work by car. 7
The Montgomery Mill conversion will add over 100 units of housing near the station. There are additional opportunities to add housing proximate to the station thus helping build ridership. This shot of the Connecticut River shows two bridge crossings which would link the transit center to I-91 and the greater region. The current train station site is in a remote area that many people feel is unsafe especially at night. The relocated site will be a more attractive and vibrant location and will help build ridership. In addition to residents from Windsor Locks, the new location will be very attractive for residents of Suffield and East Windsor. Due to its proximity to I-91, residents of other communities will have quick access to the train stop. The planned for bus link to Bradley International Airport will be a built-in attraction for greater ridership through the Windsor Locks station. The Windsor Locks Canal State Park Trail will be another major attraction for new residential development in addition to the transit center. The Windsor Locks Transit Center and adjoining TOD would meet several goals in the State C&D Plan including redeveloping and revitalizing an area with existing physical infrastructure, providing a mix of housing in close proximity to jobs and transit, creating a compact, transit accessible, pedestrian-oriented mixed use development pattern, links to surrounding neighborhoods and recreational amenities, reducing energy consumption, Main Street enhancement, and promoting reutilization of historic structures such as the historic train station and Montgomery Mill. 8
6) Most critical hurdles to overcome and state assistance required This parcel serves as an Amtrak maintenance yard and would be part of the land assemblage for the transit center. The Montgomery Mill commands the skyline and will be a key redevelopment site as part of the TOD efforts. Relocating the train stop to downtown will require a coordinated effort between the Town, the Connecticut DOT and Amtrak. We have been working together to overcome various design challenges related to the relocation. After many meetings and additional analysis, it appears that the Connecticut DOT has begun to understand the Towns goals for Transit-Oriented Development and is actively working to that end. The Town has met with Governor Malloy, as well as Acting Commissioner James Redeker to seek their commitment to our vision which will ultimately benefit the state due to increased ridership of the train line. As we proceed beyond the transit center to redevelopment of the entire area the State Traffic Commission and the Department of Energy and Environmental Protection may play a role due to major traffic generators (Montgomery Mill conversion) and brownfields and environmental permitting. Summary We hope the State of Connecticut will provide TOD Planning Grant funds to help enhance this vital area of our community. Should you have any questions related to what has been presented in this application then please contact Steve Wawruck, First Selectmen, at 860-627-1444 or Patrick McMahon, Economic Development Consultant, at 860-985-2083. 9