Town of Mount Desert Revitalization Committee
Draft Notes from meeting of January 10th, 2011
Present: Kathy Branch, Katie Bell, Stephanie Kelley-Reese, Buddy Brown, Lanie Lincoln, Ham Clark, Ed Lipkin, Kathe McCoy, Ron Beard, Durlin Lunt, Kyle Avila
Guests: Noah Hodgetts, working with REStore
Tom Martin, Hancock County Planning Commission
Khristina Landers, Mt. Desert Chamber of Commerce
Others: Sally Black, Cheryl Chase, Ellen Kappes, Sydney Roberts Rockefeller
Note: Next meeting will be at 9:30 AM on Thursday, February 10th, and a new date will be solicited electronically for a March meeting.
Update on Comprehensive Plan
Durlin Lunt provided a verbal summary of key recommendations included in the town
comprehensive plan, many of which have a bearing on the work of the revitalization
committee. At the request of Ham Clark, he will type up and circulate the list, indicating who is responsible for implementing each recommendation, and any progress made to date or anticipated. In Ham’s view Such a list, reviewed regularly, could help the selectboard, planning board and other appropriate bodies align their work plans with comprehensive plan recommendations.
Among those most relevant to the work of the revitalization committee:
• Explore dredging the harbor
• Beautify the harbor area
• Encourage multi-family housing
• Explore mixed-use zoning in designated areas
• Increase year-round rental properties
• Encourage home-based and year-round businesses
• Encourage waterfront commercial activity
• Encourage working farms and forestry
• Explore contract zoning to provide flexibility for commercial activity
• Update Land Use Zoning Ordinance to encourage small-scale economic activity
Progress report and discussion of survey of Mt. Desert Chamber members
Ham Clark and Khristina Landers outlined the purpose and content of a survey that the Chamber will send out via Constant Contact (a web-based survey tool) to gain views about revitalization efforts. The survey will be emailed on January 11th, with returns due on the 21st, allowing time for results to be summarized and mailed to revitalization committee members prior our next meeting. Among comments for an additional question was to determine what public improvements (infrastructure, street-scape, beautification, signage) would help their businesses and possibly spur additional private investment.
Two Recommendations from REStore Northeast Harbor
Noah Hodgetts presented draft language for two recommendations, for possible warrant articles at May town meeting that would help with downtown revitalization efforts:
1) a change in the land use ordinance to establish a special sub-district in the commercial district of Northeast Harbor in which side setbacks of 0 feet would be permitted, thereby providing incentives for current or future owners of vacant lots to fully use those lots (no side setbacks for properties fronting on Main Street).
2) Additional language clarifying possible public uses of town-owned property to include farmer’s markets, yoga classes and art shows, and giving town selectboard authority to issue temporary permits.
In discussion, committee members indicated they would be more comfortable with the first recommendation if the fire chief was supportive (this change does meet certain national fire codes, but there had yet been any feedback from Chief Bender). Additionally, committee members urged that uses of public land, such as the Green at the Marina, should not be limited only to the three mentioned uses, and should allow for concerts, antique auto exhibits and other events.
There was a sense of the revitalization supporting the efforts of REStore with regard for these changes, and urging that they be sent to the voters following further discussion and editing.
Discussion of Re-development districts as a strategy to spur economic revitalization
Tom Martin outlined strategies that Maine communities have used to plan and fund redevelopment of commercial districts. He first described community development block grants, but noted a high hurdle for qualification of Mount Desert to apply for funding, including a current and specific “downtown” or commercial district plan, distinct from the comprehensive plan, and a finding that the commercial district was characterized as a slum or “blighted”. He held out more hope for the designation of tax increment financing districts within the town. This tool allows the town, or private developers, to make municipal improvements (infrastructure, lighting, street-scapes, signage, burying electrical and phone utility lines), often through a bonding mechanism (borrowing), with repayment coming from the “incremental” tax revenues derived from the additional value of commercial property within the designated district (and therefore not spread across all property tax payers).
Tom indicated that Maine statute governs the use of tax increment financing, and requires that at least 25% of the proposed district be in need of redevelopment, and that such districts not be greater than 2% of the land area in the municipality, and other requirements. He said that any incremental value of commercial property resulting from the district would not be counted by the state in any school-funding formula.
Ed Lipkin indicated that his firm had made use of such special tax districts in more than thirty communities throughout the US to good result.
Ed explained that he had forwarded a copy (see attached) of an application to the Urban Land Institute (ULI) for a two-day charette (highly participatory event, seeking community input) and final report of recommendations, which would be sponsored by the town and staffed by a ULI technical assistance team. The cost to the town would be for the expenses for the technical assistance team, most of whom would be from the northeastern US.
After discussion, the committee asked the town manager to take a request to the selectboard, asking them to consider completing the ULI application and applying for involvement of the ULI technical assistance team, with expenses possibly shared with the Summer Residents Association and residents willing to host team members for one or two nights. (Note—if possible, it might help to have Ed Lipkin on tap for participation in the appropriate selectboard meeting by telephone, to answer any questions).
The outcome of the charette process /technical assistance report would be recommendations for how the town might support economic revitalization efforts, including details and estimated costs for implementing long-term strategies like a tax increment finance districts
Tom Martin volunteered to contact the Maine Department of Community and Economic Development and request their participation in the preparation for and conduct of the charette, to align any possible state resources with town efforts.
Preparation for February 10th meeting:
• Noah Hodgetts will report progress with the proposals for zero setback and use of public space.
• Stephanie Kelly-Reece, Katie Bell and Cheryl Chase will assemble various recommendations for municipal and private actions to market the town’s assets and make visitors to Mount Desert feel more welcome, as means to revitalize the community. They will reach out to participants in REStore, residents of other villages, and look to results of the pending Chamber of Commerce survey.
• Ron will check with Isabel Mancinelli, of College of the Atlantic, to determine if any of her classes previous work with Ellsworth would be helpful and to see if any current students would be interested in working with the revitalization committee. Ron will also poll committee members for optimum March meeting date and time.
• Durlin will produce a written checklist of comprehensive plan recommendations and will work with Ed Lipkin to present a request to the selectboard regarding the Urban Land Institute technical assistance process.
111 Huntington Avenue
19th Floor
Boston, MA 02199
617.239.0124
617.227.4420 (fax)
REQUEST FOR APPLICATIONS
ULI Boston – Technical Assistance Panel
Objective
ULI Boston’s Technical Assistance Panel (TAP) program is designed to provide objective, expert advice to municipal and community-based organizations on the feasibility, design, or implementation of development initiatives. It is specifically intended for organizations/municipalities that have limited staff or financial resources or that operate in economically disadvantaged areas. Previous projects have ranged in scope from generating ideas for redeveloping individual sites to creating strategies for revitalizing entire downtown districts.
Program Description
ULI Boston’s TAP program brings expertise in real estate development, design, and finance to bear on local land use planning and development projects. Once a project has been designated as a TAP, ULI Boston will assemble an interdisciplinary team of senior local professionals for a day-long brainstorming session. The one-day TAP program developed out of ULI’s fee-based national Advisory Services Program, which concentrates a team of national experts in a comprehensive look at all angles of the development process to formulate realistic options to move a project forward. The TAP program is a way for organizations with more limited resources to focus local ULI Members’ expertise on a specific problem at a nominal cost.
The sponsoring organization/municipality will be responsible for gathering and presenting the background needed to understand the project. The sponsor also will provide staff support for the meeting and for any follow-up report or presentation. ULI members will volunteer up to a day of their time developing an understanding of the problem, compiling recommendations, and debriefing the sponsors.
ULI Core Competencies
Members of ULI Boston can provide expertise and advice in the following areas:
• Land use design and planning
• Market feasibility analysis
• Financial analysis and structuring
• Structuring private/public partnerships
• Adaptive reuse of buildings
• Development process, permitting and community relations
• Transportation planning and TOD
PANEL PREPARATION
• Briefing Materials. The sponsor is responsible for assembling all relevant background information relating to the issues being addressed. This material should be ready for delivery to the panel chair, each panel member and ULI Boston staff at least two weeks before the scheduled Panel. ULI will determine what is needed for the Panel’s review and will assist the sponsor in reviewing materials and identifying additional materials and information needed for the Panel.
• List of Resource Individuals. The sponsor must prepare a list of resource individuals available on the day of the TAP. The list should be restricted to approximately 5 people and should include key members of the private and public sectors who might provide valuable insight and information to the panel.
• Interview Schedules. The sponsor is responsible for gathering these key stakeholders together for the morning session and, if necessary, during a one-hour follow-up afternoon session.
• Project/Area Tour. If the issues deal with a specific project or project area, the sponsor is responsible for arranging a tour of the project or project area. The sponsor must arrange for transportation and an accompanying staff person to answer panel questions.
• Other Resource Materials. Additional resource material that is not appropriate or too bulky for inclusion in the panel briefing books should be made available at the panel meeting place. Such information might include zoning and general plan materials, market data, economic studies and projections, maps and other similar materials as needed. The ULI manager and the sponsor will determine prior to the panel session what materials might be helpful to the panel deliberations.
LOGISTICS
• Panel Meeting Room(s). The sponsor is responsible for providing a conference room for the panel meeting, group interviews and the panel presentation. The presentation room should be set up in a manner consistent with the type of final presentation desired and the amount of audience participation desired.
• Transportation. As previously indicated, it is helpful but not critical that transportation for group activities, such as the site or area tour, are provided in one vehicle. In order to reduce the time required for local transportation, it is recommended that as many interviews as possible be conducted at the main location where the panel is meeting.
Technical Assistance Panel
APPLICATION FORM
Please provide the following information and submit to ULI Boston
Applicant Organization Date
Contact Person
Title
Address
City State Zip
Phone Fax E-Mail
Please attach the following:
1. Statement of the problem/issue.
Provide a brief description of the major problems or issues that you wish the Panel to address. Include a brief history and current status of the project/study area/issue.
2. Sponsor information
Please describe (1) the type of and major business activity of the sponsoring organization; (2) what role the sponsor plays in the particular issue(s) suggested for the Panel; and (3) include a brief history of important projects/activities that recently have taken place or are planned or under consideration.
3. Questions to be addressed by the Panel
List the major questions/issues to be evaluated by the Panel. Be as specific as possible. Please organize questions/issues by major topic, such as (1) market issues; (2) planning and design issues; (3) feasibility and financing issues; (4) management and implementation issues; and so on.
4. Sponsor responsibilities - planning and logistics
Please identify the individuals who will be responsible for working with ULI Boston to prepare background and briefing documents; organizing and scheduling interviews; conducting a project/area tour; providing physical facilities for panel work sessions and presentation; and providing general logistical support. Also identify to extent known the key people whom you believe can contribute to the panel’s understanding of issues. Please provide name, organization and title, telephone and fax numbers for all individuals listed.
5. Fee arrangement
While no fees are charged for the TAP program at this time, the sponsor is expected to cover all the expenses associated with the panel, including preparation of briefing materials, copying, logistics, lunch, transportation to and from the meeting site, and any other expenses.
6. General Panel Schedule
The attached schedule represents the general format and timing of the Panel process. The schedule is subject to change depending on the issues involved in the assignment.
GENERAL SCHEDULE – Local Technical Assistance Panel
8:00 a.m. Panel meeting - introductions, initial discussion of key issues and additional information needs, review of schedule and panel member assignments.
8:30 a.m. Site visit and/or start of interview process with key resource people, on an as-needed basis. Site visit should last no longer that one-and-one-half hours to allow time for interviews.
12:00 a.m. Working lunch - report first overview of findings based on morning sessions; identify information gaps/conflicts that need to be resolved.
1:00 p.m. Follow-up interviews if necessary.
2:00 p.m. Develop consensus on major conclusions; identify key themes that address major issues; identify areas where the sponsor should do follow-up work to further assess panel’s conclusions.
3:00 p.m. Organize draft outline of key summary and conclusions; draft detailed outline covering key points and issues; and convert to flip chart/report handout for presentation. Organize presentation and panelist involvement.
4 to 5:00 p.m. Presentation and discussion of panel conclusions and recommendations.
| 