TopshamTopshamRt. 196/I-295 Interchange Rt. 196/I-295 Interchange

Study CommitteeStudy Committee

Public MeetingPublic Meeting

January 29, 2007January 29, 2007

AgendaAgenda► Introductions & Committee BackgroundIntroductions & Committee Background

►Work Timeline & ProductWork Timeline & Product

►Reference Points for the DiscussionReference Points for the Discussion

►Southwest Quadrant – Zoning & Land UseSouthwest Quadrant – Zoning & Land Use

►Northwest Quadrant – Zoning & Land UseNorthwest Quadrant – Zoning & Land Use

► Infrastructure Implementation & Financing Infrastructure Implementation & Financing

►Feedback & Listening Feedback & Listening

Committee BackgroundCommittee Background

► Comp Plan Adopted in 2005 – Said that the Comp Plan Adopted in 2005 – Said that the town had to give more thought to the town had to give more thought to the exchange areaexchange area

► Committee was created by Selectman in the Committee was created by Selectman in the fall of 2005fall of 2005

► 9 People brought together to refine the 9 People brought together to refine the vision for development of the exchange area vision for development of the exchange area

►Hired a consultant to work with the Hired a consultant to work with the committee - Planning Decisionscommittee - Planning Decisions

► Concentrated on Southwest Quadrant to start Concentrated on Southwest Quadrant to start because of Development Pressures because of Development Pressures

► Committee was re-funded and re-organized in Committee was re-funded and re-organized in December 06’ with new committee members. December 06’ with new committee members. Designing a plan for the entire west side including Designing a plan for the entire west side including infrastructure planning and revisiting prior infrastructure planning and revisiting prior recommendations for the SW quadrantrecommendations for the SW quadrant

► Southwest Quadrant – Mixed Use with Master Southwest Quadrant – Mixed Use with Master Planning via – Planned Mixed Use DevelopmentPlanning via – Planned Mixed Use Development

► Northwest Quadrant – Business Park Zone with a new Northwest Quadrant – Business Park Zone with a new Route 196 Commercial DistrictRoute 196 Commercial District

► Infrastructure – Implementation & Financing StrategyInfrastructure – Implementation & Financing Strategy

Work Timeline & ProductWork Timeline & Product

► Committee Work – December thru MarchCommittee Work – December thru March February Work Sessions on 1February Work Sessions on 1stst, 12, 12thth and 27 and 27thth

Public Meeting at Topsham Library – Monday March 5Public Meeting at Topsham Library – Monday March 5thth

March Work Sessions on 7March Work Sessions on 7thth, 12, 12thth and 27 and 27thth

Planning Board Public Hearing on Tuesday April 17Planning Board Public Hearing on Tuesday April 17thth

► Present the Westside Plan to the May Town MeetingPresent the Westside Plan to the May Town Meeting With warrant approval by the SelectmanWith warrant approval by the Selectman

► Comprehensive Plan Amendments, Zoning Comprehensive Plan Amendments, Zoning Ordinance Changes and Site Plan ChangesOrdinance Changes and Site Plan Changes Infrastructure Strategy – Implementation & FinancingInfrastructure Strategy – Implementation & Financing

Reference PointsReference PointsComparative Building SizesComparative Building Sizes

► 3,500 Sq Feet – Play It Again Sports3,500 Sq Feet – Play It Again Sports

► 12,000 Sq Feet – Trader Joe’s Grocery12,000 Sq Feet – Trader Joe’s Grocery► 13,000 Sq Feet – Topsham Public Library13,000 Sq Feet – Topsham Public Library► 20,000 Sq Feet – Petco20,000 Sq Feet – Petco► 37,000 Sq Feet – Red Mill in Lower Village37,000 Sq Feet – Red Mill in Lower Village► 67,000 Sq Feet – Brunswick Shaw’s67,000 Sq Feet – Brunswick Shaw’s► 124,000 Sq Feet – Topsham Target124,000 Sq Feet – Topsham Target

► 158,000 Sq Feet – Merrymeeting Plaza in Brunswick158,000 Sq Feet – Merrymeeting Plaza in Brunswick► 205,000 Sq Feet – Brunswick Wal-Mart 205,000 Sq Feet – Brunswick Wal-Mart

Reference PointsReference PointsDistances and Lot SizesDistances and Lot Sizes

DistancesDistances► 50 Feet – Pitchers Mound to Home Plate50 Feet – Pitchers Mound to Home Plate► 100 Feet – Length of Basketball Court100 Feet – Length of Basketball Court► 150 Feet – Half the length of a Football Field150 Feet – Half the length of a Football Field

Lot SizesLot Sizes► 3 Acres – 325 feet by 400 feet3 Acres – 325 feet by 400 feet

Planned Commercial Dev / SW Lot by LotPlanned Commercial Dev / SW Lot by Lot► 25 Acres – 1,000 feet by 1100 feet25 Acres – 1,000 feet by 1100 feet

Minimum Lot size for Planned Mixed Use Minimum Lot size for Planned Mixed Use DevelopmentDevelopment

Southwest QuadrantSouthwest QuadrantWhat can Happen TodayWhat can Happen Today

►Lot by Lot DevelopmentLot by Lot Development

►No Limitation on Building SizeNo Limitation on Building Size

►50 Foot Buffer – Commercial to 50 Foot Buffer – Commercial to ResidentialResidential

►MUC Zone – like the Topsham Fair MallMUC Zone – like the Topsham Fair Mall Same things can happen as the MallSame things can happen as the Mall

Southwest QuadrantSouthwest QuadrantProposed New Zoning PlanProposed New Zoning Plan

► Vision for SW Quadrant: The SW Quadrant of Vision for SW Quadrant: The SW Quadrant of the I295/Rt 196 Intersection should develop the I295/Rt 196 Intersection should develop as a high quality, coordinated, mixed use as a high quality, coordinated, mixed use area that is a positive asset to the area that is a positive asset to the community.community.

► SW Quadrant would change to a new zoning SW Quadrant would change to a new zoning designation of MUC-1 and the single designation of MUC-1 and the single predominate use in this zone would be a predominate use in this zone would be a Planned Mixed Use Development.Planned Mixed Use Development.

Overview of Proposed Overview of Proposed New Zoning Plan for SW QuadrantNew Zoning Plan for SW Quadrant

►Gives developer option of two tracks for Gives developer option of two tracks for developing SW Quadrant:developing SW Quadrant: Track 1: Lot x Lot development in 3-acre Track 1: Lot x Lot development in 3-acre

incrementsincrements►Retail uses limited to 40,000sf for individual building, Retail uses limited to 40,000sf for individual building,

120,000sf total retail120,000sf total retail►Gasoline sales and fast food restaurants not permitted Gasoline sales and fast food restaurants not permitted ►Residential to Commercial buffer 100’Residential to Commercial buffer 100’

Track 2: Planned Mix-Use DevelopmentTrack 2: Planned Mix-Use Development►Required three step approval processRequired three step approval process►Similar allowed uses as MUCSimilar allowed uses as MUC►Residential to Commercial Buffer 50’ base with add on Residential to Commercial Buffer 50’ base with add on

footagefootage

Southwest QuadrantSouthwest QuadrantOutstanding Issues with Proposed Outstanding Issues with Proposed

PlanPlan►Should Big Box retail be allowed in SW Should Big Box retail be allowed in SW

Quadrant? Quadrant?

► What other uses should or should not What other uses should or should not be allowed in the SW Quadrant? be allowed in the SW Quadrant?

►What is an adequate buffer between What is an adequate buffer between commercial and residential areas?commercial and residential areas?

Southwest QuadrantSouthwest QuadrantOutstanding Issues with Proposed Outstanding Issues with Proposed

PlanPlan► The potential leveling of the prominent The potential leveling of the prominent

hillside in this quadrant is a concern. How hillside in this quadrant is a concern. How should we address this?should we address this?

► Should the smaller lots that front Rt. 196 be Should the smaller lots that front Rt. 196 be zoned differently than the large back lots?zoned differently than the large back lots?

► Should the Planned Mixed Use option be Should the Planned Mixed Use option be mandatory?mandatory?

Northwest QuadrantNorthwest QuadrantWhat can Happen Today?What can Happen Today?

► Commercial Corridor Zoning – Allows for Big Commercial Corridor Zoning – Allows for Big RetailRetail

► R3 Zoning – Behind the road frontage R3 Zoning – Behind the road frontage districtdistrict

► Rural Commercial Use (RCU) - Route 196 & Rural Commercial Use (RCU) - Route 196 & problematic dimensional standards for re-problematic dimensional standards for re-developmentdevelopment

► Comp Plan proposes to re-zone backland for Comp Plan proposes to re-zone backland for Business Park DevelopmentBusiness Park Development

Proposed Zoning Changes to Proposed Zoning Changes to Northwest QuadrantNorthwest Quadrant

► Create new 196 Commercial Corridor District Create new 196 Commercial Corridor District from the back of Center Park Drive to Agway from the back of Center Park Drive to Agway DriveDrive

► Remainder of that section which is now R3 (Low Remainder of that section which is now R3 (Low Density Residential) and CC (Commercial Density Residential) and CC (Commercial Corridor) would become the new BP1 Zone Corridor) would become the new BP1 Zone (Business Park District)(Business Park District)

► Northwest Quadrant then becomes two zones:Northwest Quadrant then becomes two zones: Route 196 Commercial Corridor DistrictRoute 196 Commercial Corridor District Business Park DistrictBusiness Park District

Proposed Uses in Northwest Proposed Uses in Northwest QuadrantQuadrant

► Business Park District Business Park District PermittedPermitted Uses Uses Light manufacturingLight manufacturing Service businessesService businesses: : hotel/motel; Inn; Kennelhotel/motel; Inn; Kennel;; High end officesHigh end offices: : lab/research facility; medical clinic; professional lab/research facility; medical clinic; professional

officesoffices Day care/preschoolDay care/preschool Office building as accessory usesOffice building as accessory uses Public utility facilityPublic utility facility Veterinary hospitalVeterinary hospital Wholesale business (limited size)Wholesale business (limited size)

► 196 Commercial Corridor District196 Commercial Corridor District Small scale retail/office residential concept with limited Small scale retail/office residential concept with limited

curb cutscurb cuts Protection of existing homesProtection of existing homes

Northwest QuadrantNorthwest QuadrantOutstanding Issues with Proposed PlanOutstanding Issues with Proposed Plan

► Business Park Uses that are being QuestionedBusiness Park Uses that are being Questioned

AgricultureAgriculture Amusement FacilityAmusement Facility Auto SalesAuto Sales ClubClub Commercial Recreational FacilityCommercial Recreational Facility Forest Forest

ManagementManagement Gasoline salesGasoline sales Heavy EquipmentHeavy Equipment Motor vehicle services/repairMotor vehicle services/repair Public FacilityPublic Facility Neighborhood grocery storeNeighborhood grocery store RestaurantRestaurant Printing businessPrinting business Transmission TowerTransmission Tower Warehousing/storage, distributionWarehousing/storage, distribution

Northwest QuadrantNorthwest QuadrantOutstanding Issues with Proposed PlanOutstanding Issues with Proposed Plan

►Buffers for the two adjacent residential Buffers for the two adjacent residential neighborhoodsneighborhoods

►Re-Use/future land use of proposed 196 Re-Use/future land use of proposed 196 Commercial Corridor DistrictCommercial Corridor District

►Master Planning for at least Master Planning for at least Infrastructure?Infrastructure?

InfrastructureInfrastructure

►Water, Sewer, 3-Phase Power, RoadsWater, Sewer, 3-Phase Power, Roads►Role of TownRole of Town►Plan for what can be constructed with Plan for what can be constructed with

a Conservative Estimate of TIF Fundsa Conservative Estimate of TIF Funds► Infrastructure Investment tied to Use?Infrastructure Investment tied to Use?► Investment Recapture Opportunities – Investment Recapture Opportunities –

User Fees, Impact Fees, other?User Fees, Impact Fees, other?

WaterWater

►Main extension up Rt. 196 to IvanhoeMain extension up Rt. 196 to Ivanhoe►Booster pumpBooster pump►Storage Tank – if neededStorage Tank – if needed►Design & contingenciesDesign & contingencies►$3.4 million$3.4 million

SewerSewer

►Annex improvements to redirect flowsAnnex improvements to redirect flows►Connection under I-295Connection under I-295►Pump StationPump Station►AccessAccess►Force Main installation/relocationForce Main installation/relocation►$1.8 million$1.8 million

3-Phase Power3-Phase Power

►Option 1 – connect from Rt. 201Option 1 – connect from Rt. 201►Option 2 – connect over I-295Option 2 – connect over I-295►Cost – approximately $100,000Cost – approximately $100,000

Business Park RoadBusiness Park Road

►Road and internal utilitiesRoad and internal utilities►Estimated $2.3 millionEstimated $2.3 million

Funding OptionsFunding OptionsMethodsMethods IssuesIssues

► Private InvestmentPrivate Investment

► Public InvestmentPublic Investment

► Likely too expensive Likely too expensive for just private for just private investmentinvestment

► Some of the benefits Some of the benefits are private in natureare private in nature

► Ability of public to Ability of public to better shape better shape developmentdevelopment

Public/Private InvestmentPublic/Private Investment

► Share cost of up front Share cost of up front investmentinvestment

► Public re-capture of a Public re-capture of a portion of public portion of public investment through investment through impact fees, user fees, impact fees, user fees, etc.etc.

► Provides leverage for Provides leverage for community to influence community to influence developmentdevelopment

► Municipality has Municipality has bonding authoritybonding authority

► Topsham Municipal TIF Topsham Municipal TIF district provides district provides method to pay back method to pay back bondsbonds

► Use of revenue Use of revenue enhancements to enhancements to recapture portion of recapture portion of municipal investmentmunicipal investment

TIF Financing PlanTIF Financing Plan

►Municipal TIF approved in 2004 to capture Municipal TIF approved in 2004 to capture 100% of new commercial value in S.E. and 100% of new commercial value in S.E. and S.W. quadrants of interchangeS.W. quadrants of interchange

► Uses of TIF revenues limited to economic Uses of TIF revenues limited to economic development activities BY STATE LAWdevelopment activities BY STATE LAW

► Current year revenues in excess of $600,000Current year revenues in excess of $600,000

► Conservative estimates for S.E. Quadrant at Conservative estimates for S.E. Quadrant at build out would be approximately $1 million build out would be approximately $1 million per yearper year

Current TIF UsageCurrent TIF Usage

► TDI and Economic Development OfficeTDI and Economic Development Office

► Planning OfficePlanning Office

► Regional Economic Development Regional Economic Development

►memberships (MCBDP)memberships (MCBDP)

► Planning programPlanning program

►Monument Place bond repayment, less Monument Place bond repayment, less impact fees accumulatedimpact fees accumulated

FeedbackFeedback

►Outstanding Issues in SW QuadrantOutstanding Issues in SW Quadrant

►Outstanding Issues in NW QuadrantOutstanding Issues in NW Quadrant

►Town’s Role with InfrastructureTown’s Role with Infrastructure

Thank You for Thank You for Coming!Coming!