Presentation of Findings of the Morrison Property ... · ELLSWORTH WATERFRONT The threats...

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


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


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


The Morrison property is

an important piece of the

puzzle for the City.

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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.

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The existing Morrison Lot

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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


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


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

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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


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


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


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


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


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


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

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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

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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

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In the Economics/Social/Environmental/

Aesthetic/Facilities/Services/Transportation


• promote regular visits by locals and

visitors - 3

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In the Economics/Facilities/Services/

Transportation categories, the project must

• have minimal maintenance requirements - 1

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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

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In the Environmental/Aesthetic


• contain green space -1

• focus on the river - 3

• fit in aesthetically with the surrounding area

(Main Street) - 3

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In the Environmental/Aesthetic/Facilities/

Services/Transportation categories, the

project must

• Connect to both the downtown and waterfront - 3

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In the Social categories, the project

must

• represent historical perspective/heritage of

Ellsworth - 1

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In the Social/Facilities/Services/

Transportation categories, the project must

• be a public-friendly space/accessible to the

public - 3

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In the Social/Environmental/Aesthetic


• Provide a focal point in Ellsworth - 2

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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


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


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


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

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• 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

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• 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


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

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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

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How will the money be raised?

Local Merchants $300k

Morrison Donation $300k

City of Ellsworth $600k

$1,200k

WOODARD & CURRAN


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

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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


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

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Option 1

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Option 2

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Option 3

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Using the criteria developed by the committee,

the options were evaluated and scored 454 out of

540 possible points.

WOODARD & CURRAN


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.

Presentation of Findings of the Morrison Property ... · ELLSWORTH WATERFRONT The threats...

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