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ELLSWORTH WATERFRONT

WOODARD & CURRAN

Presentation of Findings of theMorrison Property Waterfront Development

CommitteeJuly 10, 2006

Committee Members:

Terry Carlisle, Chair Bill Caddoo Craig & Rosemary GladstonePamela Elias Ralph Buckminster Bill ReeveJoshua Torrance Barbara Welch Steven CollierBrian Langley Jon Foreman Michele GagnonLloyd Beal Micki Sumpter Brent BridgesTeri Sargent-Smith John Phillips

ELLSWORTH WATERFRONT

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.

ELLSWORTH WATERFRONT

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.

ELLSWORTH WATERFRONT

WOODARD & CURRAN

The Morrison property is an important piece of the

puzzle for the City.

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WOODARD & CURRAN

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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WOODARD & CURRAN

The existing Morrison Lot

ELLSWORTH WATERFRONT

WOODARD & CURRAN

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

ELLSWORTH WATERFRONT

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

ELLSWORTH WATERFRONT

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

ELLSWORTH WATERFRONT

WOODARD & CURRAN

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

ELLSWORTH WATERFRONT

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

ELLSWORTH WATERFRONT

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

ELLSWORTH WATERFRONT

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

ELLSWORTH WATERFRONT

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

ELLSWORTH WATERFRONT

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

ELLSWORTH WATERFRONT

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

ELLSWORTH WATERFRONT

WOODARD & CURRAN

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

ELLSWORTH WATERFRONT

WOODARD & CURRAN

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

ELLSWORTH WATERFRONT

WOODARD & CURRAN

In the Economics/Social/Environmental/ Aesthetic/Facilities/Services/Transportation categories, the project must

• promote regular visits by locals and visitors - 3

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WOODARD & CURRAN

In the Economics/Facilities/Services/ Transportation categories, the project must

• have minimal maintenance requirements - 1

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WOODARD & CURRAN

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

ELLSWORTH WATERFRONT

WOODARD & CURRAN

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

ELLSWORTH WATERFRONT

WOODARD & CURRAN

In the Environmental/Aesthetic/Facilities/ Services/Transportation categories, the project must

• Connect to both the downtown and waterfront - 3

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WOODARD & CURRAN

In the Social categories, the project must

• represent historical perspective/heritage of Ellsworth - 1

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WOODARD & CURRAN

In the Social/Facilities/Services/ Transportation categories, the project must

• be a public-friendly space/accessible to the public - 3

ELLSWORTH WATERFRONT

WOODARD & CURRAN

In the Social/Environmental/Aesthetic categories, the project must

• Provide a focal point in Ellsworth - 2

ELLSWORTH WATERFRONT

WOODARD & CURRAN

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

ELLSWORTH WATERFRONT

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

ELLSWORTH WATERFRONT

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.

ELLSWORTH WATERFRONT

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

ELLSWORTH WATERFRONT

WOODARD & CURRAN

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

ELLSWORTH WATERFRONT

WOODARD & CURRAN

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

ELLSWORTH WATERFRONT

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

CreativeWorkforce

CreativeCommunities

Businesses and Organizations

Places People

ELLSWORTH WATERFRONT

WOODARD & CURRAN

Ellsworth has an opportunity to take a step forward in continuing it’s economic growth

A growing economy

=Time (staying the course)

+Money (public and private investment)

+Leadership (vision and commitment)

+Strategies (plans and policies)

+Networking (cross sector private and public)

+Business Engagement (magnets and anchors)

ELLSWORTH WATERFRONT

WOODARD & CURRAN

How will the money be raised?

$1,200k

$600kCity of Ellsworth

$300kMorrison Donation

$300kLocal Merchants

ELLSWORTH WATERFRONT

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

ELLSWORTH WATERFRONT

WOODARD & CURRAN

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

ELLSWORTH WATERFRONT

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

ELLSWORTH WATERFRONT

WOODARD & CURRAN

Option 1

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WOODARD & CURRAN

Option 2

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Option 3

ELLSWORTH WATERFRONT

WOODARD & CURRAN

Using the criteria developed by the committee, the options were evaluated and scored 454 out of

540 possible points.

ELLSWORTH WATERFRONT

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.