commercial strip4.29.13
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TRANSCRIPT
IMPLEMENTING THE VISION: FIRST STEPSPractical Steps to Transform Commercial StripsInto Mixed-Use Centers
Evan Richert, Principal at Richert Planning, Orono Town PlannerandLynne Seeley, Planning Consultant
Sustain Southern
MaineCarol Morris
Lee Jay FeldmanKat Beaudoin
Questions?
BathAndrew Deci
BrunswickAnna Breinich
South Portland
Tex Hauser
WestbrookMolly Just
WiscassetMisty Parker
Photo Credit: MRLD
Photo Credit: MRLD
Photo Credit: MRLD
TopshamRich Roedner
CONTEXT
Maps Regional: Route 196 between Topsham &
Lewiston
Regional Context: Transportation Economy
CONTEXT
Maps Town: future land use map, growth area
Future Land Use Plan
Land Use
Existing Conditions
Pejepscot Village
Commercial Node
Neighborhood Node
RocklandJane Lafleur
REDAC Committee
YarmouthVanessa FarrNat TupperKara Wilbur
FalmouthNathan PooreBonny RoddenTeresa Pierce
Route One: The Way It Could BeRoute One: The Way It Could Be
Town of Falmouth
April 29, 201337
A Plan for Falmouth Business District RedevelopmentA Plan for Falmouth Business District Redevelopment
1. Zoning:Town Council: May 2013 – Comprehensive set of zoning changes to create village-like district.
2. Infrastructure: Falmouth voters: June 11, 2013 - Referendum to spend funds on project.
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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 guidelines
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Past
• Current Zoning - SB1 District adopted in 1983 • Village Center and Route One Design Guidelines adopted in late 1990s
Route One looking north from Fundy Road
Present
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Route One looking north from Fundy Road
Past….
Current site of Shops at Falmouth Village
Cadillac Dealership from Hat Trick Drive
Present….
Shops at Falmouth Village at Depot Road
Future?
Depot Road and new internal driveShops at Falmouth Village
New Requirements• New buildings to be built within 20 feet of an
existing street or internal drive
• Customer entrance at the street for new buildings
• Limited or no parking in front of buildings
• Better stormwater treatment for runoff
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• Fewer lot requirements to allow full use of property
• Up to four story buildings with opportunity for residential units on upper floors
• Reduced parking requirements
• Internal drives can be constructed to meet setbacks
• Existing buildings can expand up to 50% of current square footage without meeting new setbacks.
Increased flexibility
Zoning will complement Infrastructure Plan
Infrastructure Plan Goals
1. Make efficient, coordinated investment in public right-of-way to create functional, attractive street with 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.
Route One Infrastructure Plan
This is a sample section of the plan
Depot Road
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)
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Imagine…
Cost & Financing
Preliminary Cost Estimate of All Improvements:
$11.7 MM
Project will be paid for by revenues in the Route One South Tax Increment Financing (TIF) District Fund.
The project will be completely paid for by 2030.
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Key Dates for Route One
• April: State of Maine approves TIF Amendment• May: Council votes on Zoning Amendments• June: Falmouth Citizens vote on Infrastructure
Referendum
If Infrastructure vote is “yes,” plan details will be worked out in July-October 2013
Construction to happen in 2014-2015. Minimize temporary impact on Route One businesses.
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Want to learn more about Route One?
Go to www.town.falmouth.me.us
Zoning - Amanda Stearns, Community Development Director, 699-5312, [email protected]
Infrastructure Plan - Theo Holtwijk, Director of Long Range Planning, 699-5340, [email protected]
WindhamBrooks MoreTony PlanteKevin Call
Tom Bartell
1930
2007
StandishBud Benson
Gordon Billington
Standish’s Planning Journey
Comprehensive Plan: 2003 to 2006
Visioning for Standish Corner Village Master Plan: 2006 to 2008
Village Design Master Plan: January 2008
Village Design Implementation Committee: 2008 - 2010
Ordinance Committee: 2010 to 2011
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Overall Master Plan
We need to grow the village deeper but everyone wants a front row seat on the busy arterial and one or more curb cuts
Mitch Rasor helped create our 1st Village Master Plan Quality Growth Can Happen
• Newer Rite Aid on Main Street,Camden, Maine
• Was a brick ‘box’ Laverdiere’s pharmacy
• Built to street
• Parking and second entrance at the rear
• Distinctive, traditional village scale architecture Was a
Laverdiere’s set backfrom street
Adaptive re-use ofan existing building
Plan Objectives Create a vibrant town center that will encourage
economic growth Attract new growth to the village area and limit growth
pressures in rural areas Plan for development of public infrastructure Expand village depth and discourage strip-type
development Relieve 25/35 intersection congestion
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Plan Strategies• Create dense, mixed use, interconnected neighborhoods to
support a vibrant economic center
• Create a pedestrian friendly ‘stop and stay’ environment with open space and public green areas
• Place new buildings in line with historic structures to create an emotional and physical ‘sense of place’
• Expand the range of residential uses• Provide road interconnectivity to ease pressure around 25/35
intersection• Set block lengths and intersection standards to guide
development of new roadway systems
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Geo. E.Jack Elem.
Route 25
Rou
te 3
5
Oak Hill Rd
SunriseCorner
Route 25
Rou
te 3
5
In 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 the right of way.
Geo. E.Jack Elem.
RedChurch.
Route 25
Rou
te 3
5
Oak Hill Rd
SunriseCorner
Route 25
Rou
te 3
5
Upper Village: Today
MarrettHouse
DRAFT
For disc
ussion only
Upper Village: Recommended Concept
Images by Terrence J.DeWan & Associates.
Upper Village: Streetscape Today
Upper Village: Recommended Concept
Images by Terrence J.DeWan & Associates.
DRAFT
For disc
ussion only
How the Code Works•Establishes a development plan
▫ Graphic presentation that designates building form and its placement on 5 different street types
•Depicts public space standards▫ Sidewalks, travel lanes, on-street parking, street trees
•Defines interconnectivity standards and block lengths for new road development
•Defines broad land use categories for each street type
•Matches uses to be compatible with street type and neighborhood
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Land Use Regulations do changeTown Planning & Urban Design Collaborative LLC
ScarboroughDan Bacon
YorkChristine Grimando
Terry DewanJohn CharetteMitch Rasor
Liz HertzRandall Arendt
Questions?
Lessons Learned
Next Steps
Thank you!
www.growsmartmaine.org
Thanks to Good Group Decisions for facilitating today!