Route_100_Corridor Presentation - Town of Cumberland

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Route_100_Corridor Presentation - Town of Cumberland

THEHE ROUTEOUTE 100 CORRIDORCGawron Turgeon Architects


Survey Highlights• 75% of residents express some level of support forbusiness and commercial growth along the Route 100Corridor…..support is greater when buildings are limited tobetween 2,500 and 10,000 square feet.• 80% support future business development knowing thatthe corridor is already zoned for commercial developmentand that a new policy will allow the town to improveregulation of development along the corridor.•Support was higher for professional offices and smallerretail shops and restaurants than for larger businessesand chain type businesses.


Existing Zoning


Highway Commercial District (HC)The purpose of the HC District is to allow awide range of business and professionaluses that provide town-wide wide service, as wellas roadside service for through traffic onmajor arterials. The HC district along Route100 is also intended to allow boardingkennels.


Permitted Uses in the HC District:5.1 Uses listed as permitted uses in the LB district.2 Retail business and service establishments including gardencenters, landscaping services, outdoor vehicle sales, gasolinestations, and drive-in in sales and service.3 Hotels, motels.4 Municipal uses and buildings.5 Agriculture.6 Animal Husbandry.7 Private heliport, personal use.8 Sewer pumping stations.9 Additions to and accessory structures.10 Timber harvesting.11 Telecommunications Facilities.12 Uses and buildings accessory to those above.


Special Exceptions in the HC.1 Accessory structures of public utilities;.2 Warehousing and wholesale distribution.3 Transportation termini;.4 Above ground utility transmission lines notlocated within public ways;.5 Light manufacturing, as defined;.6 Home occupations.7 Day care centers and nursery schools.8 Boarding kennels [Amended, effective 1/25/99].9 Uses and buildings accessory to those above.


Local Business District (LB)The purpose of the Local BusinessDistrict is to allow a limited range oflocal business and professionalservices for residential and rural areaswithin the Town.


Special Exceptions in the LB District.1 Home Occupations.2 Single-family dwelling.3 Duplex Dwellings.4 Accessory structures of public utilities.5 Above ground utility transmission lines not in public r.o.w.6 The sale of gasoline and diesel fuel w / retail store.7 Residential Care Facilities.8 Day care centers and nursery schools,.9 Boarding kennels.10 Uses and buildings accessory to those above.


Village CommercialSkillins


VILLAGE COMMERCIAL (VCBanks and Credit Unions with drive-thru ATMS locatedattached or within the bank or credit unionProfessional OfficesRetail* 25,000 foot printRestaurantsGrocery Stores* 35,000 foot printVeterinary HospitalCommercial RecreationPersonal ServicesLandscaping Services/RetailMunicipal Uses


VC- SPECIAL EXCEPTIONHotels/Inns/B&BAuto RepairGasoline StationsWarehousing and Distribution * 300’ Setbackrestriction from Route 100AntennasLight manufacturingRetail Auto Sales


Village Office Commercial NorthTo Turnpike Plaza


Village Office Commercial Southto Power Lines( Red)PowerLinesCastleRock


Village Office Commercial Southto FalmouthPowerLinesFalmouthFalmouth


Mixed Use Zone( MUZ)- Permitted UsesBanks and Credit Unions with drive-thru ATMS located attached orwithin the bank or credit unionProfessional Offices, Banks and Credit UnionsRestaurantsRetail* 25,000 sq. ft. foot printGrocery Stores* 35,000 sq. ft. foot printCommercial SchoolsRecreational FacilitiesMultiplex ResidentialRiding Stables & SchoolsHotels & Inns and Bed and BreakfastsPersonal ServicesDay Care HomeMunicipal Uses


Mixed Use Zone- Special ExceptionsResidential Care FacilityLight Manufacturing


FalmouthMixed Use Zone- MUZRangeRoadJ. BrothersPower Lines


VILLAGE MEDIUM DENSITYRESIDENTIAL (VMDR)PERMITTED USESSingle Family ResidentialDuplex and Multiplex ResidentialBed and Breakfasts & InnsDay Care HomesHome Occupations and Home-Based BusinessesMunicipal Uses


VILLAGE MEDIUM DENSITYRESIDENTIAL (VMDR)ike Plaza- N


What about existing homes?•Existing homes will be “grandfathered” meaning thatowners will be allowed to add on to them, sell them, anduse them just as though nothing had changed.•But once a home is converted to a non-residential use, itwill not be allowed to revert back to a residence if it is ina zone that does not permit single family homes.


ction with Proposed StandardsGawron Turgeon Architects


THEHE ROUTEOUTE 100 CORRIDORCCUMBERLAND,MAINEAINEcontextstandardsskillins/allen’scastlerock segmentrange rd. segmentExisting Aerial View of Skillins/Allen’s Area photo 2001Gawron Turgeon Architects


THEHE ROUTEOUTE 100 CORRIDORCCUMBERLAND,MAINEAINEcontextstandardsskillins/allen’scastlerock segmentrange rd. segmentGreenHousesSkillinsService & EmployeeParkingRestaurantPatioOpen SpaceTo GrayCopp MotorsAvianBusinessTo FalmouthSkillins/Allen’s Area: Road and Development with StandardsGawron Turgeon Architects


THEHE ROUTEOUTE 100 CORRIDORCCUMBERLAND,MAINEAINEcontextstandardsskillins/allen’scastlerock segmentrange rd. segmentOpen SpaceBuffer PlantingStreet Trees (rows)Main EntranceSidewalkEsplanadeBike LaneProposed Entrance to Developed LotGawron Turgeon Architects


THEHE ROUTEOUTE 100 CORRIDORCCUMBERLAND,MAINEAINEcontextstandardsskillins/allen’scastlerock segmentrange rd. segmentGawron Turgeon Architects


THEHE ROUTEOUTE 100 CORRIDORCCUMBERLAND,MAINEAINEcontextstandardsskillins/allen’scastlerock segmentrange rd. segmentTo FalmouthDetentionPondDetentionPondMainEntranceWetlandTo GrayCastlerock Business Park: Road and Development w/StandardsGawron Turgeon Architects


THEHE ROUTEOUTE 100 CORRIDORCCUMBERLAND,MAINEAINEcontextstandardsskillins/allen’scastlerock segmentrange rd. segmentShared ParkingPitched RoofsWetlandSidewalkWetlandEsplanadeBike LaneTreeClustersCastlerock Entry and Wetland AreaGawron Turgeon Architects


THEHE ROUTEOUTE 100 CORRIDORCCUMBERLAND,MAINEAINEcontextstandardsskillins/allen’scastlerock segmentrange rd. segmentGawron Turgeon Architects


The Next StepsFeb. 28 thAdvisory Committee MeetingMarch 2007 - Workshop Meeting with Town Council,Committee and Planning BoardLate March / Early April Town Council Presentation torefer to Planning Board for Public HearingApril 2007 Planning Board Public Hearing andRecommendation to CouncilMay 2007 Town Council Public Hearing

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