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Commercial strip4.29.13


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Commercial strip4.29.13

  1. 1. IMPLEMENTING THEVISION: FIRST STEPSPractical Steps toTransformCommercial StripsInto Mixed-Use Centers
  2. 2. Evan Richert,Principal at RichertPlanning, Orono TownPlannerandLynne Seeley,Planning Consultant
  3. 3. SustainSouthernMaineCarol MorrisLee Jay FeldmanKat Beaudoin
  4. 4. Questions?
  5. 5. BathAndrew Deci
  6. 6. BrunswickAnna Breinich
  7. 7. SouthPortlandTex Hauser
  8. 8. WestbrookMolly Just
  9. 9. WiscassetMisty Parker
  10. 10. Photo Credit: MRLD
  11. 11. Photo Credit: MRLD
  12. 12. Photo Credit: MRLD
  13. 13. TopshamRich Roedner
  14. 14. CONTEXTMaps Regional: Route 196 between Topsham &LewistonRegional Context: Transportation Economy
  15. 15. CONTEXTMaps Town: future land use map, growth areaFuture Land Use Plan
  16. 16. Land UseExisting ConditionsPejepscotVillage
  17. 17. Commercial NodeNeighborhood Node
  18. 18. RocklandJane LafleurREDAC Committee
  19. 19. YarmouthVanessa FarrNat TupperKara Wilbur
  20. 20. FalmouthNathan PooreBonny RoddenTeresa Pierce
  21. 21. Route One: The Way It Could BeTown of FalmouthApril 29, 201337
  22. 22. A Plan for Falmouth Business District Redevelopment1. Zoning:Town Council: May 2013 –Comprehensive set ofzoning changes to createvillage-like district.2. Infrastructure:Falmouth voters: June 11,2013 - Referendum tospend funds on project.38
  23. 23. Proposed Zoning Goals• Increased density and mixed use• Create flexibility for property owners• Add residential component on upper floors• Increase value of property• Add tax revenue and value to TIF• Simplify and combine ordinance and design guidelines39
  24. 24. Past• Current Zoning - SB1 District adopted in 1983• Village Center and Route One Design Guidelines adopted in late 1990sRoute One looking north from Fundy Road
  25. 25. Present41Route One looking north from Fundy Road
  26. 26. Past….Current site of Shops at Falmouth VillageCadillac Dealership from Hat Trick Drive
  27. 27. Present….Shops at Falmouth Village at Depot Road
  28. 28. Future?Depot Road and new internal driveShops at Falmouth Village
  29. 29. New Requirements• New buildings to be built within 20 feet of anexisting street or internal drive• Customer entrance at the street for new buildings• Limited or no parking in front of buildings• Better stormwater treatment for runoff45
  30. 30. 46• Fewer lot requirements to allow full use of property• Up to four story buildings with opportunity for residentialunits on upper floors• Reduced parking requirements• Internal drives can be constructed to meet setbacks• Existing buildings can expand up to 50% of current squarefootage without meeting new setbacks.Increased flexibility
  31. 31. Zoning will complementInfrastructure Plan
  32. 32. Infrastructure Plan Goals1. Make efficient, coordinated investment in publicright-of-way to create functional, attractive streetwith sufficient capacity to handle future growth.2. Increase competitiveness of commercial area,and commercial development potential.3. Accommodate all transportation types:pedestrian, vehicular, and bicycle.
  33. 33. Route One Infrastructure PlanThis is a sample section of the planDepot Road
  34. 34. Proposed Street Ingredients• Underground power• Stormwater retrofits• Upgraded traffic signal mast arms• Energy-efficient pedestrian lighting• Center medians with left turns• Handicap-accessible sidewalks and crosswalks• Street trees• Parking lot interconnections• Natural gas (by others)50
  35. 35. Cost & FinancingPreliminary Cost Estimate of All Improvements:$11.7 MMProject will be paid for by revenues in the RouteOne South Tax Increment Financing (TIF)District Fund.The project will be completely paid for by 2030.52
  36. 36. Key Dates for Route One• April: State of Maine approves TIF Amendment• May: Council votes on Zoning Amendments• June: Falmouth Citizens vote on InfrastructureReferendum If Infrastructure vote is “yes,” plan details will beworked out in July-October 2013 Construction to happen in 2014-2015. Minimizetemporary impact on Route One businesses.53
  37. 37. Want to learnmore aboutRoute One?Go to Zoning - Amanda Stearns, Community Development Director,699-5312, Infrastructure Plan - Theo Holtwijk, Director of Long RangePlanning, 699-5340,
  38. 38. WindhamBrooks MoreTony PlanteKevin CallTom Bartell
  39. 39. 19302007
  40. 40. StandishBud BensonGordon Billington
  41. 41. Comprehensive Plan: 2003 to 2006Visioning for Standish Corner VillageMaster Plan: 2006 to 2008Village Design Master Plan: January2008Village Design ImplementationCommittee: 2008 - 2010Ordinance Committee: 2010 to 201163
  42. 42. We need to grow the village deeper but everyone wants a front row seat on thebusy arterial and one or more curb cuts
  43. 43. Mitch Rasor helped create our 1st Village Master PlanQuality Growth Can Happen• Newer Rite Aid on MainStreet,Camden, Maine• Was a brick ‘box’Laverdiere’s pharmacy• Built to street• Parking and second entranceat the rear• Distinctive, traditional villagescale architectureWas aLaverdiere’s set backfrom streetAdaptive re-use ofan existing building
  44. 44.  Create a vibrant town center that will encourageeconomic growth Attract new growth to the village area and limit growthpressures in rural areas Plan for development of public infrastructure Expand village depth and discourage strip-typedevelopment Relieve 25/35 intersection congestion66
  45. 45. • Create dense, mixed use, interconnected neighborhoods tosupport a vibrant economic center• Create a pedestrian friendly ‘stop and stay’ environment withopen space and public green areas• Place new buildings in line with historic structures to createan emotional and physical ‘sense of place’• Expand the range of residential uses• Provide road interconnectivity to ease pressure around 25/35intersection• Set block lengths and intersection standards to guidedevelopment of new roadway systems67
  46. 46. Geo. E.Jack Elem.SunriseCornerIn 2008-Standish was GrowSmart Maine’s Model Town.Bruce Hyman facilitated the implementation of the plan.Determining Village Setbacks to align with historic structures at the edge of theright of way.
  47. 47. Geo. E.Jack Elem.RedChurch.SunriseCornerUpper Village: TodayMarrettHouse
  48. 48. Upper Village: Recommended ConceptImages by Terrence J.DeWan & Associates.
  49. 49. Upper Village: Streetscape Today
  50. 50. Upper Village: Recommended ConceptImages by Terrence J.DeWan & Associates.
  51. 51. • Establishes a development plan▫ Graphic presentation that designates building form and itsplacement on 5 different street types• Depicts public space standards▫ Sidewalks, travel lanes, on-street parking, street trees• Defines interconnectivity standards andblock lengths for new road development• Defines broad land use categories for eachstreet type• Matches uses to be compatible with streettype and neighborhood74
  52. 52. Town Planning & Urban Design Collaborative LLC
  53. 53. ScarboroughDan Bacon
  54. 54. YorkChristine Grimando
  55. 55. Terry DewanJohn CharetteMitch RasorLiz HertzRandall Arendt
  56. 56. Questions?
  57. 57. LessonsLearned
  58. 58. NextSteps
  59. 59. Thank you!
  60. 60. www.growsmartmaine.orgThanks to Good Group Decisions forfacilitating today!