Auburn, Maine Option Review Summary Prepared for: Androscoggin Transportation Resource Center and City of Auburn Prepared by: T.Y. Lin International MRLD October 10, 2013
1. Introduction This memo summarizes the development and urban design implications of two of the nine options for New Auburn Village Center that were presented to the Steering Committee on August 15, 2013 and at a public meeting on September 3, 2013. It is the goal of the Study to develop one plan that provides the community with a practical path to revitalizing New Auburn Village as a vibrant neighborhood. The focus area for the two options is the land north of Mill Street running from the Riverside intersection to the South Main intersection. For the purposes of this analysis, buildings on the south side of Mill Street are included because the scale, placement and use of these structures will help define and integrate Mill Street into the urban fabric. The focus area is approximately 15 acres of which approximately nine acres are in the 100- year AE floodplain (the extent of the floodplain is noted on options). The floodplain is based on 2012 FEMA mapping. In general, the implications for developing in a floodplain include carrying proper insurance, utilizing flood proof construction methods and placing the first floor elevation or elevation of the basement one foot above the floodplain elevation. In the focus area the 100- year floodplain base flood elevation is 136. Existing Buildings: Total Number 30 (132,924 total SF) Information from assessing records Buildings by Number of Floors: 16 One Floor Buildings 8 Two Floor Buildings (six of eight two floor buildings have residential uses on second floor and commercial use on first floor) 6 Three Floor Buildings (all three floor buildings are residential only) Option Review Summary 10.10.13 Page 2
Existing Parking: Public On- Street: Public Off- Street: Private Off- Street: Total Parking: 63 +/- 14 +/- 256 +/- 333 +/- Focus Area General Uses / Required Parking: 67 Residential Units (including one single- family home) / 84 Spaces +/- Restaurants / 59 Spaces +/- Two Social / Recreation Uses / 196 Spaces +/- Mix of Commercial Uses / 147 Spaces +/- Required Parking by Ordinance: Parking Deficit: 482 Spaces +/- 149 Spaces +/- Although the above calculations note a parking deficit, it is not recommended to design the future of the area only to close this gap or to even achieve closing this gap. These calculations are based on the current zoning standards for different uses and do not reflect current trends in parking planning such as park once and walk, shared parking, future investments in public parking or less strict ratios. Recent studies have noted that historic downtowns like New Auburn Village Center have a parking ratio of 2.2 spaces to 1,000 SF of non- residential use. Using this ratio is in keeping with current research and reduces the required parking for a typical project. For example, a 1,800 SF retail use currently requires six spaces and the 2.2 ratio requires four spaces. At an average cost of $5,000.00 per surface parking space, this is a distinct cost savings and reduces impervious surface. A number of communities with mixed- use urban centers are now employing a shared parking policy as part of revitalization strategies. Studies have demonstrated that standard parking requirements can be reduced by 40-60% in a mixed- use environment, taking advantage of varying peak demand periods. Parking is also perception. Certain uses in New Auburn Village Center may push their available parking, but the area is not currently easy for vehicles and pedestrians to navigate. With improved access, safer connections to nearby streets, rerouting pass thru traffic as well as Option Review Summary 10.10.13 Page 3
creating additional on- street parking, total parking counts may not have to increase in order to solve the parking / economic development puzzle. 2. Options Analysis Introduction: It is the intent of these options to create redevelopment opportunities by simultaneously addressing the street system, open space, patterns of development, parking and land use. These are concepts and it is important to note that certain properties and businesses are impacted by the layouts, but in doing so opportunities arise that benefit the entire area. As part of a planning effort, there must be a balance between property rights, the viability of existing business and residential uses and a vision for revitalizing New Auburn Village Center. Ultimately, the community will shape a vision of a future build- out for the area, weighing the benefits of different recommendations. The build-outs depicted in these options are not the only scenarios for the placement of potential buildings, the select preservation of existing buildings or the distribution of height of buildings and parking. Further refinement is required to development an ideal scheme in order to maximize the redevelopment potential of the study area. The market drives development. However, if the community makes informed decisions about the scale and character of development, the intensity of desired uses and transportation capacity and mobility options, a number of issues will be vetted in advance, creating a predictable and inviting environment that will encourage and streamline investment calibrated for New Auburn Village. Furthermore, if the community takes the lead on public infrastructure planning such as parks and street networks, a framework for redevelopment will be established just as the original grid for New Auburn created a framework for development. In addition to reviewing the general implications of the two schemes, a number of street cross- section studies have been prepared illustrating the interrelationship between the traffic infrastructure and the adjacent built environment. This memo does not review the implications regarding the level of service issues relating to transportation infrastructure. This information will be presented separately. The build- out and concept uses are based on input from the community, which has called for small businesses located in a safe and pedestrian- friendly environment. To maximize diversity and accommodate niche markets, two to three floor buildings with footprints ranging between 1,800 SF and 3,600 SF are utilized. To provide a comparison, the Rollodrome is 13,140 SF. The Fire House Grille has an approximate 1,229 SF footprint. A typical CVS or Rite Aid is 12,000 SF. Option Review Summary 10.10.13 Page 4
NEW AUBURN VILLAGE CENTER STUDY OPTION 1 CONCEPT 10 OCTOBER 2013 TY LIN INTERNATIONAL MRLD LANDSCAPE ARCHITECTURE + URBANISM KEY: 100-YEAR FLOODPLAIN: TWO FLOOR BUILDING THREE FLOOR BUILDING OVERLOOK EXISTING BUILDING 80 ING SPACES +/- 0' 25' 50' 100' 80 ING SPACES +/- 25 ING SPACES +/- 10 ING SPACES +/-
Option 1: The two major aspects of Option 1 include aligning a new bridge at the Riverside / Mill Street intersection and creating a new Riverway street alignment from the intersection of Riverside and Broad to where Second Street currently intersects with Mill Street. In this scheme, the major traffic volumes are carried on Mill Street and the parcels and streets north of Mill Street become part of a riverfront redevelopment area that is accessible to both vehicles and pedestrians. The riverfront is celebrated as a community asset. Between the new Riverway alignment and Broad and Mill is the potential for a two- acre +/- redevelopment area. This area is bisected by Second Street and includes a number of residences and businesses, thus any redevelopment plan would have to be flexible to accommodate uses or a master development scheme is required enabling the most efficient and equitable parceling of this land. This block allows for existing and new liner buildings along Broad, Mill and the Riverway with a central parking lot in the middle. A second redevelopment block is created between Riverside, Broad and Mill Streets. Again, there are existing businesses and residences in this area and any redeveloping planning efforts would have to be sensitive to these uses. However, In general, Option 1 creates large efficient development blocks in an organic continuation / reinterpretation of the historic grid. Buildings: Total Number: 34 New: 23 (including redeveloped buildings) Existing: 11 Buildings by Number of Floors: 3 One Floor Buildings (All existing) 21 Two Floor Buildings (Four are existing) 10 Three Floor Buildings (Four of the three floor buildings are existing and all residential in use) Option Review Summary 10.10.13 Page 5
General Uses / Required Parking: New Commercial: 52,065 SF (all first floor) / 174 Spaces (or 114 spaces using a 2.2 to 1,000 SF ratio) Existing Commercial: 11,943 / 40 Spaces (or 26 spaces using a 2.2 to 1,000 SF ratio) New Residential: 82 / 123 Spaces Existing Residential: 49 / 57 Spaces Existing Restaurants (three): 59 Spaces New Restaurants: (assume three) 60 Spaces New Social: 6,000 SF / 60 Spaces Subtotal Required Parking: 573 Spaces 1/3 Shared Parking Efficiency: 189 Spaces Total Required Parking: 384 Spaces These calculations demonstrate that the study area can probably absorb more growth and in turn create streets with better-defined building walls. Further refinement of the plan can identify the ideal placement of buildings ranging in height and footprint. Parking: New Public On- Street: 167 +/- (this number can be increased 22 spaces if parking is placed on the northern side of the Riverway) Existing Public On- Street: 19 +/- Existing Public Off- Street: 14 +/- New Private Off- Street: 195 +/- Existing Private Off- Street: 104 +/- Total Parking: 499 Spaces +/- Option Review Summary 10.10.13 Page 6
Streets In Option 1, streets are redesigned or are utilized: Mill Street, the Riverway and Riverside. Riverside becomes a local street, while Mill is designed to work with higher traffic volumes and turning movements. These streets vary in width, number of travel lanes, turnings lanes, on- street parking, bike lanes and relationship to the river. The cross- sections depict different building heights adjacent to the street, framing this space as a vital public realm. As a rule of thumb, to create a street that feels defined and inviting, an ideal is one foot of building height for every three feet of street width. Buildings that are too tall can create a canyon feeling and buildings that are too short do not help define the edges of the outdoor room, creating a more suburban than village or downtown setting. In the analysis of these different streets, it appears that two to three story buildings are the appropriate height for New Auburn Village Center. There are currently no buildings in the area besides Barker Arms that include more than three floors. Option Review Summary 10.10.13 Page 7
NEW AUBURN VILLAGE CENTER STUDY OPTION 2 CONCEPT 10 OCTOBER 2013 TY LIN INTERNATIONAL MRLD LANDSCAPE ARCHITECTURE + URBANISM KEY: 100-YEAR FLOODPLAIN: TWO FLOOR BUILDING THREE FLOOR BUILDING OVERLOOK EXISTING BUILDING 0' 25' 50' 100' 70 ING SPACES +/- 45 ING SPACES +/- 12 ING SPACES +/-
Option 2: In Option 2, the bridge remains in place or slightly downstream because eventually a new bridge will have to be built and it cannot be in the location of the existing bridge due to construction logistics. An intersection is created at Broad and Riverside, but instead of creating a curving Riverway, this street works more closely with the built environment and the existing alignment of Second Street. Local access is provided to the riverfront redevelopment area, however, major traffic volumes continue to make the movement from Broad to Mill to Main. The area north of Mill Street is not transformed as clearly as a new riverfront redevelopment in terms of creating larger redevelopment blocks or diverting traffic volumes along Mill Street, however fewer changes are required to the built environment. A new development block of approximately 70,000 SF is created between the realigned Second Street, Mill and Broad. Coming to New Auburn Village from the south, the Mill Street Riverside intersection is realigned to about mid block. This creates a new defined gateway intersection and consolidates land to the either side of this intersection for redevelopment opportunities. There is an opportunity to create more riverfront parkland along the back of the new Riverside Drive alignment. This can happen in both Options 1 and 2, depending on the amount of building and parking placed in this area. Buildings: Total Number: 30 New: 18 (including redeveloped buildings) Existing: 12 Buildings by Number of Floors: 3 One Floor Buildings (All existing) 19 Two Floor Buildings (Four are existing) 8 Three Floor Buildings (Five of the three floor buildings are existing and all residential in use) Option Review Summary 10.10.13 Page 8
General Uses / Required Parking: New Commercial: 39,225 SF (all first floor) / 131 Spaces (or 86 spaces using a 2.2 to 1,000 SF ratio) Existing Commercial: 11,943 / 40 Spaces (or 26 spaces using a 2.2 to 1,000 SF ratio) New Residential: 54 / 81 Spaces Existing Residential: 55 / 66 Spaces Existing Restaurants (three): 59 Spaces New Restaurants: (assume three) 60 Spaces New Social: 6,000 SF / 60 Spaces Subtotal Required Parking: 497 Spaces 1/3 Shared Parking Efficiency: 164 Spaces Total Required Parking: 333 Spaces These calculations demonstrate that the study area can probably absorb more growth and in turn create streets with better-defined building walls. Further refinement of the plan can identify the ideal placement of buildings ranging in height and footprint. Parking: New Public On- Street: 114 +/- Existing Public On- Street: 11 +/- Existing Public Off- Street: 14 +/- New Private Off- Street: 127 +/- Existing Private Off- Street: 114 +/- Total Parking: 380 Spaces +/- Option Review Summary 10.10.13 Page 9
Raised Crosswalk 100-YEAR FLOOD PLAIN 3 STORY BUILDING 8 7 10 10 12 ON STREET ING PROMENADE Riverfront Park RIVER Riverway 1 =16 FEET 0 5 10 20 50 MRLD Landscape Architecture + Urbanism New Auburn Village Center Study Street Section Studies 30 September 2013
2 STORY BUILDING 8 7 10 10 7 8 ON STREET ING ON STREET ING 2 STORY BUILDING Local Street with Two Story Buildings 1 =16 FEET 0 5 10 20 50 MRLD Landscape Architecture + Urbanism New Auburn Village Center Study Street Section Studies 30 September 2013
3 STORY BUILDING 8 7 10 10 7 8 ON STREET ING ON STREET ING 4 STORY BUILDING Local Street with Three and Four Story Buildings 1 =16 FEET 0 5 10 20 50 MRLD Landscape Architecture + Urbanism New Auburn Village Center Study Street Section Studies 30 September 2013
4 STORY BUILDING 8 7 5 10 10 10 5 7 8 ON STREET ING BIKE LANE TURNING LANE BIKE LANE ON STREET ING 3 STORY BUILDING Mill Street (on street parking) 1 =16 FEET 0 5 10 20 50 MRLD Landscape Architecture + Urbanism New Auburn Village Center Study Street Section Studies 30 September 2013
4 STORY BUILDING 8 5 10 10 10 10 5 8 BIKE LANE TURNING LANE BIKE LANE 3 STORY BUILDING Mill Street (four travel lanes) 1 =16 FEET 0 5 10 20 50 MRLD Landscape Architecture + Urbanism New Auburn Village Center Study Street Section Studies 30 September 2013