Commercial strip4.29.13


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  • Ever wonder how a vibrant village center develops in a community? From careful planning!!!!Planning process really began before 1990 with previous Comprehensive Plan1st - Comp plan, 2003-20062nd – Visioning for Standish Corner Village Master Plan , 2006-20083rd – Village Design Master Plan, Jan 084th – Village Design Implementation Committee – 2008 – 20105th – Council Ordinance Committee 2010 - 2011Town goals identified were to keep the taxes low and keep the town ruralTownsfolk wanted to keep growth in targeted areas. These were identified as Standish Corner, Sebago Lake Village, Steep Falls, and Whites Bridge Road Next Comprehensive Plan began in 2004 and was completed in June 2006. It identified the same goals and same growth areas and came to similar conclusions from many groups in a 20+ years planning process. One difference: the committee realized the 1990 goals were not met. Growth strategies failed to contain growth in desired areas and sprawl occurred. With the help of GPCOG, the 2006 Plan identified new strategies and priorities Now, led by all the committees before us, the public forums, the town-wide survey, The Standish Corner Village Design Plan was formed to address the town’s highest priorities and to incorporate many of those recommended strategies Experts were hired to design a plan that would capture 8 years of visioning and planning. The Ordinance Committee received the ‘Plan’ in September 2010 and have worked hard to incorporate it into our existing land use ordinances The Committee feels the Plan will offer a great future for our children and generations beyond
  • Creating a 4 lane highway along Rte. 25 would have destroyed the historic village. A strategy to bypass or provide alternatives for traffic traveling through this intersection is necessary and grows the village deeper.
  • As always, existing structures will not be affected by these changes in zoning unless the use is changed or a new site plan is required.Improves safety of 25/35 intersection and includes traffic calming techniques so Standish residents can enjoy their own village
  • 1. To support economic growth, there is a critical mass of population that must be in place to support it. For example, a hardware store needs 200 nearby households to ensure its success.
  • Drive-Through and Curb cuts near the intersection are issues to deal with.
  • 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!