2017.02.13 Council Agenda Item 11

Summary

Update by staff on the West Falmouth Neighborhood Sketch Plan project.

A public comment period will not be included with this item.

ACTION: Council action is not anticipated.

Description

BACKGROUND

On November 14, 2016, the Council authorized the expenditure of $8,500 for the preparation of a West Falmouth Neighborhood Sketch Plan. This project came about in response to a recent proposal by David Chase for a 40-acre development off Mountain Road and Route 100. Before a project like this can move forward in some form, it requires Council approval of either dimensional amendments to the Village Mixed Use District or a Contract Zone.

The development proposal was discussed by the Community Development Committee (CDC) on October 25, 2016. Opportunities for interconnectivity with other parcels in the neighborhood, coordinated access to Route 100, and other design opportunities were identified. The Route 100 committee's land use recommendations were also discussed. The CDC felt that the proposed project presented a timely opportunity for the Town to explore how development in this area can best meet the vision set for Route 100.

The direction of the CDC concluded to move forward concurrently on these three "tracks:"

David Chase will prepare a contract zone application for his proposed development for review by CDC.
Town staff will prepare concept zoning amendments for the Village Mixed Use District for review by CDC.
Town staff will work with Stantec to develop a West Falmouth Neighborhood Sketch Plan. This sketch plan will explore possibilities for coordinated, phased development of, and best design practices for, the area between Mountain Road, Route 100, Marston Street, and the Maine Turnpike. The process will include opportunities for input from area property owners and developers, general public, CDC, and the Council before it is finalized in February 2017.

UPDATE

Work on item 3 West Falmouth Neighborhood Sketch Plan has progressed. The study area property owners were invited and have particIpated in two conversations. On January 19, 2017 the draft work to date as prepared by consultant Stantec was shown and feedback was received. On January 30, 2017 the Community Development Committee (CDC), study area property owners, and others reviewed an updated presentation and had a dialogue. Following that meeting, Town staff posted the information presented at the meeting on the Town website and communicated that link to all participants. Staff also met with the Council Chair and CDC Chair to determine the next steps for this project. Suggested next steps are outlined below. Council feedback and direction is requested.

SUGGESTED NEXT STEPS

The suggestion is for staff to prepare a draft resolution regarding this project and its next steps.
The resolution's intent is to provide general feedback to the area's property owners and developers.
The resolution is proposed to be reviewed by the Council at its 2/27 meeting. At that time the general public will be given an opportunity to comment, before the Council acts on the resolution.
The 2/27 Council meeting will, as originally proposed, conclude the sketch plan effort that the Town contracted with Stantec for.

The resolution has not yet been drafted, but staff imagines that it will reference the opportunity to build a future neighborhood in this growth area location, articulate the design principles that are embodied in the sketch plan prepared by Stantec, and provide direction for private development proposals to be brought forward even if they do not completely meet the current zoning rules for the area. If the Council approves this resolution, developers and property owners would have the guidance they need in case they want to propose any contract zone applications in this area.

In turn, the Council would have three documents that any contract zone proposals could be “tested” against: the 2013 Comprehensive Plan, the 2015 Route 100 Vision report, and the 2017 Resolution. The hope is that these three documents will provide enough guidance for developers to make contract zone proposal to the Town that work for them without having to guess what kind of plan the Council might or might not approve.

Based on the feedback received to date, staff believes that “density” is an issue that should be addressed. The proposed resolution will not ask the Council to sign off on specific lot sizes or densities or be specific about where and how lot lines or road alignments should be drawn. This would leave developers free to propose higher density lots, if they so choose. Another feedback issue was traffic and the desire to have a mix of uses and residential types. Staff plans to address all of these issues in the resolution.

As to Village Mixed Use (VMU) zoning changes, the 2nd "track" on the CDC list, staff suggests that the Town first learn from any contract zone proposals that may come before the Council to help inform the development of potential VMU zoning amendments. Such amendments could follow the contract zone review process.

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