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transcript
WOODARD & CURRAN
ELLSWORTH WATERFRONT
Presentation of Findings of the
Morrison Property Waterfront Development
CommitteeJuly 10, 2006
Committee Members:
Terry Carlisle, Chair Bill Caddoo Craig & Rosemary Gladstone
Pamela Elias Ralph Buckminster Bill Reeve
Joshua Torrance Barbara Welch Steven Collier
Brian Langley Jon Foreman Michele Gagnon
Lloyd Beal Micki Sumpter Brent Bridges
Teri Sargent-Smith John Phillips
WOODARD & CURRAN
ELLSWORTH WATERFRONT
The overall goal of the committee’s work was to
develop a proposed re-use plan for the Morrison
property that would be supported by the local
merchants, the community, and the City Council;
was fundable; considers re-use of the existing
building and the need for public/green space;
and could be accomplished within two years after
purchase by the City.
WOODARD & CURRAN
ELLSWORTH WATERFRONT
The primary focus of the committee was the
Morrison Lot, but the work also considered
secondarily connections to the Marina, Indian
Point, Main Street, the Treatment Plant and the
potential pedestrian access and parking needs.
Our focus was on what is not currently provided
for in the City to help reinforce the destination
nature of downtown Ellsworth.
WOODARD & CURRAN
ELLSWORTH WATERFRONT
The Morrison property is
an important piece of the
puzzle for the City.
WOODARD & CURRAN
ELLSWORTH WATERFRONT
The first step the committee took was to evaluate
the strengths, weaknesses, opportunities, and
threats (S.W.O.T. Analysis) posed by the
development of the Morrison Lot.
WOODARD & CURRAN
ELLSWORTH WATERFRONT
The existing Morrison Lot
WOODARD & CURRAN
ELLSWORTH WATERFRONT
The strengths identified by the committee
were:
• the Union River
• the connection to the Marina
• the view of the river
• the proximity to downtown
• the visibility of the lot
• the public access potential
• the street frontage
• the negotiable owner
• the existing building
WOODARD & CURRAN
ELLSWORTH WATERFRONT
The weaknesses identified by the
committee were:
• the uncontrolled traffic access
• the busy commercial buildings on both sides
• the lack of easy pedestrian access and sidewalks
• the building that blocks the view of the River
• the existing building’s appearance
• the amount of pavement
• the flood potential of the lot (flood plain)
• the price of the property
WOODARD & CURRAN
ELLSWORTH WATERFRONT
The opportunities identified by the
committee were:
• could provide public access to bring people downtown to spend money
• add to the tax base through spin-offs
• could fit in with existing retail businesses
• could increase interest in upgrading other properties in the area
• direct and indirect impacts could result in increased employment opportunities
• another reason to stop downtown
• trail connections to the North and South
• keystone to further development of the waterfront
WOODARD & CURRAN
ELLSWORTH WATERFRONT
The opportunities identified by the
committee were:
• can be the heart of the community
• could provide for multi-use events throughout the year
• large enough to hold large events like an annual food festival
• can represent our heritage and our future
• could be a place of living history
• could connect to sewer plant property
• can create a central green space
• has a building that could house new technologies in food processing
WOODARD & CURRAN
ELLSWORTH WATERFRONT
The threats identified by the committee
were:
• the use becomes too industrialized leading to an uninviting presentation to the public
• it could be used up for parking
• the use doesn’t support economic investment
• loss of tax revenue
• too many events could interfere with normal business
• maintenance of property is costly
• funding can’t be secured
• the community doesn’t support it
WOODARD & CURRAN
ELLSWORTH WATERFRONT
The threats identified by the committee
were:
• it becomes a liability to the City if not developed as planned
• the smell from the treatment plant keeps people away
• funding could lock us into certain uses
• parking not adequate to support use
• the plan is too difficult to achieve
• we miss the opportunity to make a difference
• trying to realize too many opportunities in a limited amount of space
WOODARD & CURRAN
ELLSWORTH WATERFRONT
The committee then identified potential
uses that include:
• a small hotel with retail and a restaurant on the bottom floor
• a glass exterior convention/events center
• a walkway/boardwalk along the river
• keeping the Morrison Building but opening the building up for better utilization
• local food products showcase
• a farmers’ market
• an ice skating rink (covered) in the back of the buildings
• restaurants inside the building
• a micro brewery
WOODARD & CURRAN
ELLSWORTH WATERFRONT
The committee then identified potential
uses that include:• an upscale pub
• flea markets
• historical information included in the development
• antique shows
• studio space for artists
• a pavilion for concerts
• an open conference center
• Starbucks
• development similar to the Torpedo factory
• a public market like in Portland
WOODARD & CURRAN
ELLSWORTH WATERFRONT
In order to evaluate the many options available,
the committee developed 23 weighted criteria
(from one to three) to help determine the option
that they felt best met the needs of the
Community.
• The criteria broke down into Economic, Social,
Environmental/Aesthetic and Facilities/Services/
Transportation categories
WOODARD & CURRAN
ELLSWORTH WATERFRONT
In the Economic categories, the project
must
• be realistic and fundable - 3
• promote economic development - 3
• showcase for regional Maine projects - 1
• provide mixed use - 2
WOODARD & CURRAN
ELLSWORTH WATERFRONT
In the Economic/Social categories, the
project must
• be sellable to the public, the City Council, and the downtown merchants - 3
• provide for public events – 2
• complement the downtown activities - 3
• attract people-related activities and encourages social interaction - 3
WOODARD & CURRAN
ELLSWORTH WATERFRONT
In the Economic/Environmental/Aesthetic
categories, the project must
• provide a clear, inspiring vision - 3
• use existing building – 1
• encourage additional development on
waterfront - 3
WOODARD & CURRAN
ELLSWORTH WATERFRONT
In the Economics/Social/Environmental/
Aesthetic/Facilities/Services/Transportation
categories, the project must
• promote regular visits by locals and
visitors - 3
WOODARD & CURRAN
ELLSWORTH WATERFRONT
In the Economics/Facilities/Services/
Transportation categories, the project must
• have minimal maintenance requirements - 1
WOODARD & CURRAN
ELLSWORTH WATERFRONT
In the Environmental/Social/Facilities/
Services/Transportation categories, the
project must
• provide for year-round use – 3
• be a multi-use facility – 2
• able to hold large events - 2
WOODARD & CURRAN
ELLSWORTH WATERFRONT
In the Environmental/Aesthetic
categories, the project must
• contain green space -1
• focus on the river - 3
• fit in aesthetically with the surrounding area
(Main Street) - 3
WOODARD & CURRAN
ELLSWORTH WATERFRONT
In the Environmental/Aesthetic/Facilities/
Services/Transportation categories, the
project must
• Connect to both the downtown and waterfront - 3
WOODARD & CURRAN
ELLSWORTH WATERFRONT
In the Social categories, the project
must
• represent historical perspective/heritage of
Ellsworth - 1
WOODARD & CURRAN
ELLSWORTH WATERFRONT
In the Social/Facilities/Services/
Transportation categories, the project must
• be a public-friendly space/accessible to the
public - 3
WOODARD & CURRAN
ELLSWORTH WATERFRONT
In the Social/Environmental/Aesthetic
categories, the project must
• Provide a focal point in Ellsworth - 2
WOODARD & CURRAN
ELLSWORTH WATERFRONT
The committee also developed guiding principles
that further categorized the criteria. These
principles were that the proposed development
must be:
• an inspiring vision
• realistic and fundable
• draw people to the waterfront
• stimulate and support economic activity in the area
• environmentally responsible
• aesthetically appropriate
WOODARD & CURRAN
ELLSWORTH WATERFRONT
In considering the re-use of the Morrison
Building, a very cursory building evaluation was
performed that revealed:
• building is in fair condition
• heating system needs to be upgraded
• building framing needs to be upgraded
• electrical and phone systems needs to be upgraded
• sprinkler system may be required
• handicap accessibility issues
• structural floor slab which inhibits building modification
WOODARD & CURRAN
ELLSWORTH WATERFRONT
The committee evaluated the previous waterfront
master plan against the developed criteria and
scored 408 out of a possible 540 points to
establish a baseline for the development of
options for the Morrison Lot.
WOODARD & CURRAN
ELLSWORTH WATERFRONT
Several earlier versions of proposed
developments were evaluated by the committee
with the consensus that:
• the existing building did not easily lend itself to the ideas of
the Committee
• a management plan for the facility was important
• limited parking on site was desired
• a view of the river was needed, although a glimpse is
sufficient
• screening of the adjacent buildings was desired
WOODARD & CURRAN
ELLSWORTH WATERFRONT
Several earlier versions of proposed
developments were evaluated by the committee
with the consensus that:
• a place to hold large events (up to 500-750 people) under cover is a priority
• some more permanent uses should be on Water Street with more flexible uses further into the site
• water features and sculptures are desired
• maintaining more of the green/public space towards the river is desired
WOODARD & CURRAN
ELLSWORTH WATERFRONT
Several earlier versions of proposed
developments were evaluated by the committee
with the consensus that:
• outside events under permanently-established tented area or a pavilion are desired
• the site should direct people in
• a place(s) for social gatherings on a regular basis should be provided
• the event space should have enough glass to present a unique opportunity to view the river
WOODARD & CURRAN
ELLSWORTH WATERFRONT
In “The Creative Economy in Maine; Measurement and Analysis” which was
published in 2005 by the Center for Business & Economic Research, New
England Environmental Finance Center of the University of Southern Maine,
establishing places for creative economies to thrive is essential.
Creative Cluster
Creative
Workforce
Creative
Communities
Businesses and
Organizations
Places People
WOODARD & CURRAN
ELLSWORTH WATERFRONT
Ellsworth has an opportunity to take a step forward in
continuing it’s economic growth
Business Engagement (magnets and anchors) +
Networking (cross sector private and public) +
Strategies (plans and policies) +
Leadership (vision and commitment) +
Money (public and private investment) +
Time (staying the course) =
A growing economy
WOODARD & CURRAN
ELLSWORTH WATERFRONT
How will the money be raised?
Local Merchants $300k
Morrison Donation $300k
City of Ellsworth $600k
$1,200k
WOODARD & CURRAN
ELLSWORTH WATERFRONT
Where can the City’s portion come from?
• Trails and River Bank Stabilization– Davis Conservation Foundation
– Wharton Trust
– National Park Service Rivers and Trails Office
– Department of Conservation
– FEMA
– others
WOODARD & CURRAN
ELLSWORTH WATERFRONT
Where can the City’s portion come from?
• Land Purchase/Redevelopment
– EPA Office of Brownfields Cleanup and
Redevelopment
– EDA, Economic Development Administration
– DECD, Community Development Block Grants
– EPA, Land Revitalization Initiative
– others
WOODARD & CURRAN
ELLSWORTH WATERFRONT
The developed options, one, two, and three, met
all the needs identified by the committee
throughout the past 5 months of work
• Option 1 – Events, Artisan building with separate retail anchor
• Option 2 – Events, Artisan building, retail anchor shop with separate gazebo
• Option 3 - Events, Artisan building, retail anchor shop with separate grassed area
WOODARD & CURRAN
ELLSWORTH WATERFRONT
Option 1
WOODARD & CURRAN
ELLSWORTH WATERFRONT
Option 2
WOODARD & CURRAN
ELLSWORTH WATERFRONT
Option 3
WOODARD & CURRAN
ELLSWORTH WATERFRONT
Using the criteria developed by the committee,
the options were evaluated and scored 454 out of
540 possible points.
WOODARD & CURRAN
ELLSWORTH WATERFRONT
The Waterfront Development Committee
recommends that the City of Ellsworth proceed
with securing grants to enable the purchase of
the Morrison Property in order to provide a
catalyst for the future development of the Union
River Waterfront.