As somebody who has a long and deep love for downt...

2008-05-15T06:21:00.000-07:00

As somebody who has a long and deep love for downtown WL, and who works closely with the DOT on public/private development projects, I am viewing this program with two minds. First, the vision of a transit oriented redevelopment of Main Street, from the Valero Station southward, is as exciting as it is ambitious. However, from a practical perspective, the town citizens have to be aware of the very real limitations and make decisions based on fact early in the process. Otherwise, more and more resources (time, money, emotional investment) may be wasted, and the inevitable disapointment will be that much greater.

Some of these limitations and constraints were mentioned at the public informational meeting by the consultant himself and by members of the audience who asked questions. It is very easy to gloss over the answers because we all want so much to believe in the vision.

First, when asked about the possibility of establishing a grade level second crossing of the AMTRAK line, the consultant estimated it would take "five years and at least a million dollars" to make this a reality. Be assured that the DOT does not want to wait five years to finalize plans for the commuter train program - the published goal is to actually have them operational in three. AMTRAK has little genuine interest in revitalizing downtown WL - they might not be opposed and of course it would be in their long term interest, but in reality it is an organization with much bigger problems and almost without the ability to focus on micromarkets. Why is this first impediment so imporant? Because without that crossing development of the Montgmery Building is impossible - and density (the right kind of density, to be honest) is the key to revitilzation. There are already a fairly high number of apartments - subsidized - at the foot of Chestnut Street. Those residents will not support the Starbucks that everybody seems to want at the new train station. Both the DOT (specifically the State Traffic Commission, which would have to grant a major traffic generator certificate) and the local PZC would be derilect if they approved a high density development with the exisiting access/egress conditions. Again, a great vision but the practicalities may make it unrealistic.

Second, the DOT itself is in the business of moving people - safely and quickly. In my business we speak of "pedestrian friendly TOD" with "on-street parking" and other buzz words. In reality, although the culture of the DOT is changing at a glacial pace, they are not particularly interested in situating a train station two miles and two busy signalized intersections away from the highway. In fact, there are current regualtions about the distance a train can stop from a grade-level signalized intersection that would have to be waived. They think in terms of connectivity, and have already given the town preliminary sketches of a commuter parking facility and flyover (a pedestrian bridge over main street connecting the parking facility/station and the train platform(s.)) Their opinion is that more people from East Windsor, Broad Brook, East Granby, Granby, Poquonock (not to mention Bradley) and other outlying areas are likely to utilize the trains if their access in and out of the station is quick and easy - i.e immediately proximate to the on/off ramp of I-91 and the Bradley Connector. Unfortunately for those of us who envision many of the proposals presented, this runs counter to the concept of using TOD as the catalyst for the re-establishment of the Northern part of Main Street as a vibrant, economically viable commercial/residential area.

The third practical limitation is the limited room for parking facilities in the area of the historic train station. Given the topography of the west side of Main Street, any large scale parking facility would have to be located on the east side. This only seems realistic if Windsor Locks Commons is razed entirely. Believe me, well-intentioned and highly professional planners can draw lots of pretty pictures that give form to the vision, but in the end you need the room for a parking garage, or the whole idea sinks. The DOT doesn't want 30 riders' cars at a train station - they want 300. Now 300 daily commuters would certainly help the economy of Main Street, and the hideous storefronts on the west side of the street would likely be torn down and re-done as a result, but without the parking it is not going to happen. Again - maybe eminent domain/purchase of WL Commons is in the long range plan, but then we're back to the ntion of commuter hour traffic navigating in ano out of a garage on a curve in a densely settled area. They did it in Northanpton Mass quite successfully, so it can be done. But they didn't have the DOT as the great and powerful Oz having the final say over the whole deal.

Many of the consultan't suggestions regarding the "middle" area of Main Street, specifically from the area of the new Walgreens on the corner of Elm Street through the bottom of SPring Street, could and should be pursued vigorously, as they don't involve butting heads with the DOT and quite frankly are for the most part much simpler. Still, the centerpiece is Dexter Plaza, and town officlas will say privately that the owners are resisitant to anything that costs them a dime, regardless of the public interest. This is one of those unfortunate practical relalities that doesn't get talked about at public meetings, but becomes a very real impediment to change. However, the consultants aesthetic, parking and pedestrian suggestions for this area - the Post office, Bickfords and the Plaza, connecting in a coordinated and linear system past the library all the way to CVS are great and realistic. Is it incremental? Yes it is, but wouldn't it be better to accept a smaller - but still significant improvement that fighting for five years about a grand plan that may never get done? At least this would go a long way toward improving the mess that Main Street has become.
Before too much is invested, these practical realities should be hammered out - because otherwise it is just talk and ideas getting tossed around. It may be that revitilization is more realistic from south to north. It isn't what everyone wants to hear, but those of us who love Windsor Locks and don't want to see money wasted without real accomplishments might support the concept and work together to make it happen.

Nowhere did I read about demographic trends for th...

2008-05-15T05:49:00.000-07:00

Nowhere did I read about demographic trends for the population living near or in the downtown area together with assumptions of all sections of the town.

It would appear that the overall goal is to improve the appeal of the area to encourage more use and create beauty. It must be pedestrian friendly and encourage daily use by all folks. There are many seniors and an added group of lower socioecomic residents in the area described. A generic question might be:"what would you need to cause you to spend time in this revised area." We have prime examples of what not to do by reviewing the last redevelopment in Windsor and the ill-fated Suffield flop.

I have not read the plans, but I would think an analyis detailing the ultimate goal and how the action stips are going to lead to this. One might also anticipate the unintended consequences of such a project. This might be helpful as well as timelines and both process and progess evaluative guide posts.

Good luck! It is encouraging to see leadership in making WL more of a community of which al can be justly proud

Comments on Windsor Locks Main Street Study: Feedback from Public on Preliminary Recommendation...

As somebody who has a long and deep love for downt...

Nowhere did I read about demographic trends for th...