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Commercial strip4.29.13
- 1. IMPLEMENTING THE VISION: FIRST STEPS Practical Steps to Transform Commercial Strips Into Mixed-Use Centers
- 2. Evan Richert, Principal at Richert Planning, Orono Town Planner and Lynne Seeley, Planning Consultant
- 7. Sustain Southern Maine Carol Morris Lee Jay Feldman Kat Beaudoin
- 8. Questions?
- 20. CONTEXT Maps Regional: Route 196 between Topsham & Lewiston Regional Context: Transportation Economy
- 21. CONTEXT Maps Town: future land use map, growth area Future Land Use Plan
- 31. Yarmouth Vanessa Farr Nat Tupper Kara Wilbur
- 36. Falmouth Nathan Poore Bonny Rodden Teresa Pierce
- 37. Route One: The Way It Could Be Town of Falmouth April 29, 2013 37
- 38. A 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. 38
- 39. 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 39
- 40. 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
- 41. Present 41 Route One looking north from Fundy Road
- 42. Past…. Current site of Shops at Falmouth Village Cadillac Dealership from Hat Trick Drive
- 43. Present…. Shops at Falmouth Village at Depot Road
- 44. Future? Depot Road and new internal drive Shops at Falmouth Village
- 45. 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 45
- 46. 46 • 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
- 48. 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.
- 49. Route One Infrastructure Plan This is a sample section of the plan Depot Road
- 50. 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
- 52. 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. 52
- 53. 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. 53
- 54. Want to learn more about Route One? Go to www.town.falmouth.me.us Zoning - Amanda Stearns, Community Development Director, 699-5312, astearns@town.falmouth.me.us Infrastructure Plan - Theo Holtwijk, Director of Long Range Planning, 699-5340, tholtwijk@town.falmouth.me.us
- 55. Windham Brooks More Tony Plante Kevin Call Tom Bartell
- 56. 1930 2007
- 63. 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 63
- 64. We need to grow the village deeper but everyone wants a front row seat on the busy arterial and one or more curb cuts
- 65. 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 back from street Adaptive re-use of an existing building
- 66. 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 66
- 67. • 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 67
- 68. Geo. E. Jack Elem. Sunrise Corner 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.
- 70. Geo. E. Jack Elem. Red Church. Sunrise Corner Upper Village: Today Marrett House
- 71. Upper Village: Recommended Concept Images by Terrence J. DeWan & Associates.
- 72. Upper Village: Streetscape Today
- 73. Upper Village: Recommended Concept Images by Terrence J. DeWan & Associates.
- 74. • 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 74
- 75. Town Planning & Urban Design Collaborative LLC
- 96. Terry Dewan John Charette Mitch Rasor Liz Hertz Randall Arendt
- 97. Questions?
- 98. Lessons Learned
- 99. Next Steps
- 100. Thank you!
- 101. www.growsmartmaine.org Thanks to Good Group Decisions for facilitating today!
Notes de l'éditeur
- 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.