In Other News...

Buried amid all the news about Tuesday's elections, there's this AJ article about the City Council's recent actions on the proposed Stroudwater Place development.

Long story, short: The Council approved two additional amendments to the contract zone, but rejected three others. And Councilors voted 4-3 (Councilors Cramer, Foley, and O'Hara opposed) to send the contract zone to the Planning Board for further review.

According to City Administrator Jerre Bryant, the Planning Board will address the issue on November 18, who would send it back to the City Council for a preliminary vote on December 1.

- John C.L. Morgan

A Look at the Stroudwater Place Contract Zone

Here's a quick review of Stroudwater Place's Contract Zone, which was unanimously approved by the Westbrook City Council Monday night:

Permitted Uses
A list of thirty-nine permitted uses that range from adult daycare to a veterinary office. The definitions of fifteen of these uses can be found on pages six and seven in the online version of the contract zone.

Minimum Building Setbacks
The buildings must be at least twenty feet removed from the Westbrook arterial, twenty feet removed from side property lines, and two-hundred feet removed from Stroudwater Street.

Maximum Height
The maximum height of any building is seventy-five feet. However, it does note the maximum height is "exclusive of architectural features which may, upon approval of the design by the Planning Board during site plan review, extend above the roof of the building provided such architectural features do not increase habitable space."

Which I interpret to mean the building can be prettified more than seventy-five feet off the ground, but that extra height cannot be functional.

Maximum Gross Density
No more than 78% of the sixty-one acres can be devoted to the buildings' footprints or "impervious" surfaces.

Minimum Landscaping
At least 22% of the sixty-one acres must be devoted to landscaping. Stabilized grass is considered by the contract zone to be a "pervious" surface, so it would count toward the 22% landscaping requirement.

Now, if any astute reader can define stabilized grass, I'd appreciate it.

Lighting
Besides prohibiting lighting on architectural features higher than 75 feet, the lighting must be "installed so that no permanent direct lighting is emitted beyond the lot lines, except for special accent/event lighting."

Oh, and the lighting must be cutoff luminaire, which is fancy-speak for light in which "[t]he luminous intensity (in candelas) at or above an angle of 90° above nadir does not numerically exceed 2.5% of the luminous flux (in lumens) of the lamp or lamps in the luminaire, and the luminous intensity (in candelas) at or above a vertical angle of 80° above nadir does not numerically exceed 10% of the luminous flux (in lumens) of the lamp or lamps in the luminaire."

Got it? Neither did I, so I'll find out what cutoff luminaire lighting is and report back with a plainspoken explanation. In the meantime, discuss among yourselves the relative advantages and disadvantages of full cutoff luminaire, semicutoff luminaire, and just plain 'ol cutoff luminaire.

Buffer
A fifty-foot buffer consisting of berms and trees must exist between the development and Stroudwater Street, and breaks in the buffer are permitted only where there's an entrance for emergency vehicles.

Traffic Impact
Access to the development will only be available from the Westbrook arterial or the connector road that runs between the arterial and the development, there will not be an access point off Stroudwater Street, and the developers are required to fund a traffic impact study.

Parking
The contract zone features an eighteen-line explanation on the parking situation in which a few guidelines are articulated. Essentially, though, it's a long-winded way of saying "We'll cross those bridges when we get to them."

Sustainability
Some language about energy efficiency and low environmental impact, but this clause contains no measurable targets or specific requirements.

Phasing
An outdoor farmers' market and an alternative transportation depot must be constructed within two years after the first 100,000 square feet of commercial space is occupied. Moreover, a certificate of occupancy for 400,000 square feet of commercial space will not be granted until the construction of the farmers' market and tranportation center. Also, a certificate of occupancy for more than 800,000 square feet of commercial space will not be granted until an outdoor gathering place has been constructed. And a certificate of occupancy for more than 1.2 million square feet will not be granted until an indoor ice rink or similar civic center is constructed (note: this clause also gives the developers the option to simply contribute financially toward the construction of an off-site civic center or ice rink).

Etc.

• When all is said and done, the project will include retail, office space, hospitality and food, and sports and entertainment facilities. Each of these uses is numerically listed, but I am unsure of whether those numbers represent the sequence in which the uses will be developed or if they are simply arbitrary. Again, I'll get back to you.
• High quality public spaces (no definition or examples are provided) are required for both the individual phases of the project, as well as the completed project.
• The development will be constructed in such a way that parking will be centralized and building entrances will be located on internal streets.
• The Master Plan will deal with such issues as alternative transportation, trails, recreation uses, and other outdoor gathering places. Also, the ice rink will set aside 2.5 hours of free time each day for Westbrook residents and youth hockey teams.
• Dollar stores or any other sellers "distressed or salvaged merchandise and other retailers whose advertising, marketing practices or appearance, either interior or exterior, are not consistent with the kind of quality, destination-retail development described in the Vision Statement" are prohibited. Consider this the City's "No Strip Mall" insurance policy.

- John C.L. Morgan

Richardson: Shenanigans Marring Stroudwater Place Process

Ray Richardson, the host of WLOB's Morning News radio show, weighed in last week on the latest developments concerning Stroudwater Place.

Besides criticizing Councilor Drew Gattine's apparent conflict of interest (Gattine lives across the street from where the development would be located), Richardson worries the Council is delaying its approval until a Project Labor Agreement (PLA) can be forced upon developer Jason Snyder, thereby making the construction work on the project open only to unionized workers.

- John C.L. Morgan

City Council Tables Stroudwater Place Vote

According to the PPH, the City Council tabled the votes for an amendment to the Comprehensive Plan and a request for a contract zone, both of which are needed for the proposed Stroudwater Place development to move forward.

Citing Councilor Joyce's absence (she broke an ankle over the weekend), the Council rescheduled the votes for Monday, October 20.

Update: WMTW has a brief write-up and video from the event. Anchor Tory Ryden is unable to hide her indignation for the Council's inaction (besides introducing the story with dripping disbelief, she scoffs off-camera about Susan Suzanne Joyce's inability to attend the meeting because of a broken ankle), and reporter Will Lewis refers to the project's cost as $300, instead of three-hundred million dollars. To be fair to Lewis, both numerals do include a '3' and some zeroes.

- John C.L. Morgan

Burden: Support Stroudwater Place

(Editor's Note: The Westbrook City Council hosts a public hearing devoted to the proposed Stroudwater Place development tonight at 7p, while also voting on an amendment to the City's comprehensive plan and a contract zone proposed by the developers. Westbrook resident and urban planner Laura Burden writes why the City Council should approve the Comprehensive Plan amendment and the contract zone.)

I am particularly excited by this proposed development. It plans to:

• Create 1,200-1,400 construction jobs and an additional 5-6,000 permanent jobs.
• Generate $3-5 million in annual property taxes for Westbrook.
• Make Westbrook a premier destination for travelers and businesses, while providing a gathering place for the community.

Sandwiched between Stroudwater Street and the Westbrook Arterial, the project proposes a quality mix of retail, office, and public space that makes sense. It’s backed by solid market research showing that this type of place brings business and customers. This type of project will generate business for the local economy. It is unlike anything we have had before, and it has something for all ages in all seasons. Moreover, this project is environmentally-sound, has an appropriate density and height, includes a great mix of uses (including premier retail), plans to utilize multi-modal transportation, and has beautiful central open spaces for community gathering. Put simply, it’s a planner's dream, especially since the developers ask nothing from the City but a zone change, while bringing 5-6,000 permanent jobs, 1,200-1,400 construction jobs, and $3-5 million in annual tax revenue.

Just imagine what the City can do with the tax revenue! Earmarking even a small percentage would allow for the purchase of open space, ball fields, river docks, and countless amenities. The more density the City allows, and the lower landscape factor, the more money the City gets. Moreover, this development is also unique in that is asks for no tax break from the City (no TIF).

As a planner, I can also tell you that this project idea will make Westbrook infinitely more attractive to future customers, potential residents, tourists, and new businesses. So it isn’t just the immediate jobs that this development will create, but also what will be created because of it. The development team isn’t seeking to overbuild and squeeze the life out of the beautiful site, but rather build so people will have a distinctive pleasurable experience. We could have attractive retail and office space, different types of recreation, central public plazas, a farmers' market, and parade grounds. Where in Westbrook is suitable for large outdoor events? Riverbank Park is beautiful, but not very large. Grassy parade grounds along Stroudwater Street that we could also park on for special events would add a dimension to the town that we don’t have.

Jason Snyder, a Westbrook native, is proposing this development. He has assembled a team of professionals, many from Maine, who have put together a carefully considered proposal for his land and our city. The design team has 35 years of experience creating this type of successful mixed-use marketplace. And Mr. Snyder has demonstrated his concern for the area by turning down several proposals from businesses less desirable for Westbrook. Instead, he seeks to add some economic muscle to his hometown. And given the economy, what better time to do so?

Finally, don’t forget how unusual this project is: It is owned by the developer, financed privately--even in this market--and would be located next to an awaiting highway exit and close to other retail zones. It would allow development on private property, which would instantly become a public amenity. And though this parcel is currently zoned for high-density office space, there is too much vacant office space on the market. So this project seeks to build less intensively on the site, but with a range of amenities that we can all enjoy. This project adds to our City significantly, uses sound environmental principles, great design, and will give us jobs and taxes.

The public hearing for this project is tonight at 7 PM in Westbrook High School, Room #114. Please come out and let your voice be heard: Support Stroudwater Place.

Westbrook can grow and can grow smart. So let's say "Yes!"

- Laura Burden

Hey, Wha' Happened?

When I went to the Stroudwater Place website last night to check in on the status of the project, I was greeted with a stark statement that the "Domain (stroudwaterplace.com) Has Been Disabled."

Now, there are numerous mundane reasons for the virtual disability. (Speculation alert:) But I'm curious to find out if the apparent Internet-related shutdown has anything to do with the naming conflict between the project and the long-standing Stroudwater Place street that will eventually have to be addressed.

In the meantime, I'll try to find out wha' happened.

- John C.L. Morgan

Drumroll, Please

500 Westbrook LLC, the folks behind the proposed Stroudwater Place, have launched a website devoted to the project.

The site includes information about the proposed development, FAQs, and an area for supporters or those interested in the latest news concerning Stroudwater Place.

- John C.L. Morgan

On Location: Stroudwater Place Workshop

Jason Snyder opened tonight's Planning Board workshop devoted to the proposed Stroudwater Place at 8:10p. Dressed in a smart suit and red tie, the boyish Snyder outlined the history of the parcel of land in question, introduced his development team, and closed by touting the economic benefits of the project. Next up was Jane Thompson, a principal at the Thompson Design Group, who followed Snyder's presentation with a breezy introduction to the firm's previous projects. The featured speaker for the development team, though, was Thompson Design Group's Pratap Talwar.

Talwar, a silver-haired gentleman who speaks Indian-accented English, opened his presentation with poetic meditations about the peculiar contours of Westbrook's topography (he complemented these observations with a photo of an 1879 panaramic view of Cumberland Mills and Saccarappa, which hangs in my office and will be now be viewed in a whole different light). Then he peppered his presentation with photos of historic Westbrook that demonstrated both his emphasis on the slopes of the city, as well its rich civic history (examples of the photos he mined from the Maine Historical Society collection are here, here, here, here, and here). However, Talwar's presentation, which was occasionally interrupted by presentations by the development team's traffic and environmental analysts, droned and simultaneously promised everything and nothing. About eighty minutes after it began, Jason Snyder and Co.'s presentation (thankfully) ended, and the floor was opened up to the public.

I've witnessed a fair share of public comment periods, and this one was by far the best. Public comments generally delve into the hyperbolic and are as repetitive as an assembly line. Moreover, given some of the raw commentary associated with the initial press accounts of the proposed development (see here, here, and here), I was curious about the tone and substance of the arguments that would be thrown about. Tonight's batch of public comments, however, were cool-headed and diverse. Carol Quint of Stroudwater Place (the street, not the unrealized development) began by questioning the project's nomenclature by pointing out the developers' clumsy adoption of the name of an existing street. And Eileen Shutts of Monroe Avenue followed Quint's presentation with a cool analysis of Snyder and Co.'s application for a contract zone, specifically what the application had to say about traffic. Shutts conceded that traffic spilling off the Maine Turnpike (projected by Gorrill-Palmer Consulting Engineers, Inc. to account for 60-65% of the development's total traffic) probably wouldn't affect Westbrook's neighborhoods too much, but she rightly pointed out that traffic coming from the exurbs via Routes 25 and 22 is already snarled; she expressed concern that the project will only exacerbate the problem. Elizabeth Gattine of Stroudwater Street (and wife of City Councilor Drew Gattine) also based her concerns on the firm's application for contract zoning and picked it apart as being too vague. In short, the questions concerning the proposed development dealt mostly with traffic and the concern that the contract zoning the firm seeks may be too flexible to serve the city's best interests. Skeptics, however, were not the only ones in attendance.

City Councilor Michael Foley generally lauded the project and pointed out that the zoning the developers are requesting was, in fact, the type of zoning that had existed in that area in 1989. Ken Lefebvre of Oakland Avenue echoed that sentiment by saying that the 'mixed-use' zoning existed for that parcel even as recently as 2004. Lefebvre also praised the developers for their self-reliance (they have not asked the city for any tax breaks or other financial incentives) and complimented them on their prudence for planning their development in an incremental fashion. Of course, being the former Mayor he is, Lefebvre also wondered about the public service costs associated with the project and lightly questioned the city's utility capacity in relation to a project for this size. But, overall, Lefebvre was optimistic. Former candidate for the City Council, Bill Holmes, talked about the economic benefits the development would provide, while also confirming Mrs. Quint's concern that the name of the development could pose a problem for emergency workers since there is already a street in the city by that name. And former City Councilor Ed Symbol echoed many of the points raised by Foley and Lefebrve, but stressed the fact that the developers were not looking from a handout from the city to propel this project forward.

Overall, it was a good night. The crowd was not so heavy that the overflow seating in an adjacent classroom was required. But the meeting in Room 114 was well-attended. The skeptics of the plan raised very good questions, but also complimented the developers when necessary. And the proponents of the plan presented good arguments, while also granting the skeptics some respect for the questions they raised.

The process promises to be a long one, but the citizens of Westbrook began it on a positive note.

- John C.L. Morgan

You're Invited!

What
Westbrook Planning Board meeting
When
Tuesday, April 1, 2008
Where
Westbrook High School, Room 114
Why
The meeting will feature a workshop on the proposed Stroudwater Place development on Stroudwater Street, and it'll be the first opportunity for Westbrook residents to comment publicly about the proposal.
How
The workshop will be the final order of business of the night, so I recommend you do what Eileen Shutts, a veteran of these types of meetings, has learned to do: Hang out around the house with your t.v. tuned to channel 3 and scurry down to Room 114 when the Planning Board is about to tackle the issue you're interested in (i.e., the Stroudwater Place workshop).

In fact, while you're keeping tabs on the meeting, peruse this reading material that'll catch you up to speed and give you an idea of what people are talking about.

• Initial Press Herald story announcing plans.
• Press Herald story examining the question, Can it work here?
• Press Herald story about what it will take for such a project to succeed.
• Press Herald profile of the prospective developers.
• Press Herald article about the rural character of Stroudwater Street.
• Land Use Ordinances of Westbrook (specifically Sections 107 and 308. Section 107 deals with contract zoning, and Section 308 applies to the land in question).
• Westbrook's Comprehensive Plan

- John C.L. Morgan

Stroudwater Place and the Rural Character of Stroudwater Street

Another day, another Press Herald piece about Stroudwater Place. I'm not complaining, though; keep 'em coming.

Today's edition quotes the same skeptics as this American Journal article, but it adds a few other voices, including Arthur Randall, a co-owner of the farm across the street from the proposed development.

I empathize with the skeptics in the article who grouse that this development will alter the rural character of outer Stroudwater Street. In fact, I am one of the approximately 10,000 cars that use that street every day, as I drive that route each time I drive into Portland or South Portland largely because I have long enjoyed the rural oasis that stretch of road provides between suburban Westbrook, urban Portland, and crammed South Portland.

Nevertheless, I am tepidly supporting this project (though I find myself become more and more bullish every day) largely because I firmly believe the land will be developed in the future. Its owner, Jason Snyder, has attempted to develop the land in the past (remember: This land was the proposed location of the failed racino in 2003). Moreover, the new middle school will be built directly down the street, a project that'll be another blow against the idea of maintaining the swath of rural land in the area. The pertinent question to ask, therefore, is not "should it be developed?" Instead, I think the question is, "How should it be developed?" And considering the scope of private financing and the developers involved, not to mention the shiny reputation of the architectural firm, it is, I think, difficult to imagine a more appealing option. Besides, we are called the City of Westbrook for a reason, and I think single-home sprawl into Maine's exurbs poses a far more dangerous threat to the open space in this state than a project in Westbrook that abuts the Maine Turnpike.

Besides, how ironic would it be for the Randalls to continue camping out their "Beef: It's What's for Dinner" tractor trailer on the land across the street from a shopping "experience" that attracts the fine folks of Cape Elizabeth, Falmouth, et al?

- John C.L. Morgan

P.S. I somehow missed this Press Herald piece about the seemingly strange relationship between Jason Snyder and Arthur Emil, the brains, cash, and property behind Stroudwater Place.

Can It Work Here?: Part Deux

The Portland Press Herald has a story this morning in which the proposed Stroudwater Place is considered to be analogous to Maine Mall in that both projects occupy or will occupy former farm land, both have or will have easy access off the Maine Turnpike, and both have or will have relied on long-term construction and expansion.

Those sounds you hear are the violent shudders of the developers of the Stroudwater Place, who've strenuosly played down any similarities or likeness to the Maine Mall.

Besides waxing elegantly about the Maine Mall parellels, though, Tux Turkel tries to tackle the BIG question nipping at the heels of this proposal: Can the southern Maine market support yet another retail project, especially one of this scale? The various experts quoted in the piece (Mark Malone of Malone Commercial Brokers, Tony Armstrong of Properties Northeast, and Charles Craig of NAI The Dunham Group) are all relatively bullish about Stroudwater Place's prospects, if only because the project probably won't be started for a couple years. Or, as Malone put it: "If you go duck hunting, you don't shoot a duck where it was, you shoot where it's going." (If you too are scratching your head and wondering what he meant, I think he intended to say "you don't shoot it where it is, you shoot where it's going." Personally, I think he should've just played it safe by hauling out one of former Governor Angus King's favorite quotes of the "great philosopher" Wayne Gretzky about how great players skate to where the puck is going to be, instead of where it is. At least we Mainers have heard that one only a couple hundred times. But I digress).

Anyway, here are the bulleted (they must be important!) ingredients for success, courtesy of Mr. Tux Turkel (sorry, I just wanted to write his name once again, so you're forced to read it again and perhaps say it aloud)

• Favorable zoning changes (In other words, favorable entertainment value for those of us watching the public meetings those will require.)
• Tenant mix and a healthy, attractive anchor store (Can't be something lame and tired like Wal-Mart. They're so yesterday.)
• Site access (Sure, folks from Biddeford and Gray can just hop on the 'pike, but it must be accessible to the folks from Cape Elizabeth)

Tux Turkel.

- John C.L. Morgan

From My Mailbox to Your Computer Screen

I've gotten my hand on this week's American Journal, and this is what it has:

• Leslie Bridgers has a good article on the proposed Stroudwater Place development that focuses more on the personalities involved than other articles on the subject, including the initial reactions of Westbrook residents.
• Editor Brendan Moran has an editorial that can fairly be judged as tepid toward the proposed Stroudwater Place development.
• An article about a Westbrook man who is suing Correction Medical Services Inc. for allegedly interrupting his medical treatment for HIV while he was jailed in the Cumberland County Jail.
• An article about the Maine Public Utilities Commission fining Northern Utilities $5,000 for the February 15 natural gas leak in downtown Westbrook

- John C.L. Morgan

P.S. AJ, you can send that payment we talked about to P.O. Box 207, Westbrook, Maine. It was nice doing business with you. And remember: I deal only in cash. Less of a paper trail that way.

Stroudwater Place: Pictures

Here are links to some of the previous projects of Jane Thompson and Pratat R. Talwar of the Thompson Design Group, the architectural firm hired by the hopeful developers of Stroudwater Place:

Stroudwater Place, Westbrook: here, here, and here.

Fanueil Hall Marketplace, Boston: here

Harbor Place, Baltimore: here

Navy Pier, Chicago: here

Pittsburgh Convention Center, Pittsburgh: here

South Street Seaport, New York: here

Union Station, Washington, D.C.: here

- John C.L. Morgan

Stroudwater Place: Words

Yesterday, I had a relatively tongue-in-cheek post about the various responses to the question, Could the proposed Stroudwater Place work in Maine? Today, though, I give you the verbatim quotes of Westbrook's elected officials contained in the three initial articles about the proposed development (here, here, and here):

Mayor Bruce Chuluda (R)
- "[W]e really need to find a way to make this happen."

City Councilor Brendan Rielly (D-Ward 1)
- "Those are really big markets. We have fewer people, and also fewer people with the disposable income and the income levels you see in those areas."
- "It's always exciting when someone expresses an interest in coming to my home town. You have to be ready to try something new, but you have to have a healthy skepticism."
- "Cold, hard numbers" will have to be looked at.

City Councilor Drew Gattine (D-Ward 2)
- "I think people have to understand how big this is."
- "There are a lot of questions. I'm anxious to have the conversation."
- I believe in "data-driven decisions," and will look to market studies to show whether the project is economically viable.

City Councilor Ed Symbol (R-Ward 3)
- "I think communities are trying to attract projects like this. Fortunately, Jason [Snyder] lives in the community and this fell in our lap."

City Councilors John O'Hara (R-At Large), Michael Foley (D-At Large), Dotty Aube (D-Ward 4), and Suzanne Joyce (D-Ward 5) have either remained mum on this issue thus far, or their thoughts have been too boring to print.

I assume the former.

- John C.L. Morgan

The Eye of the Beholder

The Press Herald's Ann Kim had a follow-up piece to yesterday's article about the proposed Stroudwater Place. In today's piece, Kim aims to answer the question, Can it work here? Well, I suppose it depends on whom you ask. Here are the public sentiments (read: answers) of the various players:

Developers:
Jason Snyder and Arthur Emil: We think the market is "screaming" for something like this, but we haven't actually, you know, done a detailed market study yet.

Eggheads:
Charles Colgan, an oft-quoted public policy professor at the Muskie School of Public Service: It'll be risky, but phased construction might help. Don't worry, though, the project is still a couple business cycles away.

Maine Real Estate and Development Association: Mainers and their incomes can barely keep up with the retail scene as it is.

Tom Yake, a Kennebunk retail consultant: I don't know.

Government Types:
City Administrator Jerre Bryant: Southern Maine may still be craving upscale stores like Williams-Sonoma and Pottery Barn, but didn't I get out of the mall business?

City Councilor Brendan Rielly (D-Ward 1): The architectural firm has a good history, but isn't Maine more sparse and poor than, say, Baltimore; Boston; Chicago; and Washington, D.C.?

- John C.L. Morgan

Kaboom!

Today's Press Herald contained a bombshell (to me, anyway) concerning a plan to develop the swath of land sandwiched between the Westbrook Arterial and Stroudwater Street. According to Ann Kim's piece, the proposed development will have the following characteristics:

• It will be dubbed Stroudwater Place.
• It will contain 1.65 million square feet of floor space, including 1 million square feet for retail (the Maine Mall has 1.2 million square feet of retail space), 100,000 square feet for offices, 300,000 square feet for hospitality and food, and 250,000 square feet for sports and entertainment areas.
• It is expected to cost $300 million (the developer says it will all be private money) and will be built in phases over eight to ten years.
• It is expected to create about 1,200 construction jobs and 4,000 or more permanent jobs.
• It will include public spaces for a farmers' market, outdoor entertainment, picnicking, and indoor and outdoor commerical activity.
• It will include a hotel, an indoor skating rink, a cinema, and parking for 6,500 vehicles.
• It will need to go through the Planning Board, as the land it's slated to occupy is currently zoned as professional office space.

Judging by the comments attached to the online edition of the article (not to mention recent history) expect flared emotions and a loooong process. According to the article, the Planning Board is anticipating the first workshop devoted to the proposed development to be on April 1.

Get your popcorn ready, folks.

- John C.L. Morgan