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West Side Village Neighborhood Land Use Plan

West side village bangor maine

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Consultant's presentation regarding improvements to the Main Street to Third Street area of Bangor, Maine

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Page 1: West side village bangor maine

West Side VillageNeighborhoodLand Use Plan

Page 2: West side village bangor maine

Overarching Needs - Residents• Safe walking, day and night

• Reclaim Second St. Park for the neighborhood

• Accountable non-resident landlords

• Tilt back toward home ownership

• Running into neighbors you know by name

• Place for community activities – and to welcome visitors

• To be seen by others as a Good Neighborhood

Page 3: West side village bangor maine

SUB AREAS

2

51

34Second StreetPark

Third Street

Shaw’s

Ced

ar S

treet

First Street

Sanford Street

Par

ker

Stre

et

War

ren

Stre

et

Pat

ten

Stre

et

Wal

ter

Stre

etSid

ney

Stre

et

Lark

in S

treet

Linc

oln

Stre

et

Uni

on S

treet

Dav

is S

t.

Bar

ker S

t.

Second Street

Rite-Aid

YMCA

Fire Station

PoliceStation

Season’sRest.

BangorDailyNews

Waterfront Park

Bass Park

CrossArena

One Neighborhood, Different Sections

Page 4: West side village bangor maine

NEIGHBORHOOD IDENTITY & MARKETING

West Side Village Neighborhood Plan

Page 5: West side village bangor maine

Take Control of Your Brand

• A brand that draws on competitive advantages:– Affordability

– Everything within walking distance

– Village-style streets

• Target market: Gen Y homebuyers

• $25K for neighborhood marketing effort

Page 6: West side village bangor maine

898069

62 82

WALK SCORES

Page 7: West side village bangor maine

HOUSING QUALITY AND HOME OWNERSHIP

West Side Village Neighborhood Plan

Page 8: West side village bangor maine

Housing Quality

• Code Enforcement

• Housing Rehab assistance

• Goal: 50-60 structures over next 4-5 years

Page 9: West side village bangor maine

Home Ownership

• Goal: Help 30 new home owners to buy in neighborhood over next 5 years– Buy-Fix-Resell

– Help with down payment and closing costs

Page 10: West side village bangor maine

67% owner 33%

renter 23% owner,77% renter

31% owner,69% renter

48% owner 52%

renter

Goal: 50% owner(+30 owner homes)

Goal: 60%

owner(+10

owner homes)

Goal: Keep 67%

owner FOCUS AREA

Page 11: West side village bangor maine

Preliminary Opinion of Cost:Housing Rehab & Ownership

Total Est. Cost*

Home Improvement loans (5 yrs) $800,000 -$1,000,000

Home ownership assist with down payments, closing costs (5/yr, 5 yrs)

$125,000

Neighborhood stabilization: Buy-fix-resell (5) $625,000Acquisition & demolition (3-5) $300,000Total $1,850,000-

$2,050,000

* Plus private match where appropriate

Page 12: West side village bangor maine

WALKING: STREETSCAPE, SIDEWALKS, LIGHTING, TRAFFIC CALMING

West Side Village Neighborhood Plan

Page 13: West side village bangor maine

An Outdoor Room

Classic Small-Town Streetscape

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SIDEWALK INVENTORYNO sidewalk POOR sidewalk

Third Street

Second Street

Ced

ar S

treet

First Street

Sanford Street

War

ren

Stre

et

Uni

on S

treet

Dav

is S

t.

Bar

ker

St.

Par

ker

Stre

et

Pat

ten

Stre

et

Wal

ter

Stre

et

Lark

in S

treet

Linc

oln

Stre

et

Sid

ney

Stre

et

Shaw’s

Rite-Aid

YMCA

Fire Station

PoliceStation

Season’sRest.

BangorDailyNews

Waterfront Park

Bass Park

CrossArena

GOOD sidewalk

HIGH

HIG

H

HIGH

HIG

HHIG

HH

IGH

MEDIUM

Sidewalk Priorities

See Focus Area

Page 15: West side village bangor maine

HIGH PRIORITY LIGHTING NEEDS

Pole with fixture

Pole with no light fixture

Decorative light fixture

Coordinate with Shaw’s to keep some

parking lot lights on after 10 pm.

Need lightingin Second St. Park

Need light fixture at intersection of Hellier

and Patten

Evaluate Cedar and Chester for additional light fixtures

Need sidewalk on same side as lights on Walter

Pedestrian lighting on north-south streets

Page 16: West side village bangor maine

Traffic Calming, Crosswalks, ParkingSpeed humps:•Rounded•12-14’ length

•Mid-block•Residential streets

Cross-walks

Hills where on street parking may be issue

Trial speed tables:•Long raised area•22’ flat middle section•Mid-block or intersection•Local & collector streets

RaisedIntersection

Page 17: West side village bangor maine

Preliminary Opinion of Cost:Sidewalks, Lighting, Traffic Calming

Total Est. Cost* First Priority

Sidewalks & Lighting (local streets except First-Davis-Barker)

$355,000** $176,000

Traffic calming $67,000 $67,000

Total $422,000 $243,000* not incl engineering, architecture

** not incl recommended decorative lighting on downtown-adjacent residential streets; timing depends on street/sidewalk reconstruction. Decorative lights ~$7,500 each.

Page 18: West side village bangor maine

LAND USE – FOCUS AREAS

Third Street

Second Street

Ced

ar S

treet

First Street

Sanford Street

Par

ker

Stre

et

War

ren

Stre

et

Pat

ten

Stre

et

Wal

ter

Stre

et

Lark

in S

treet

Linc

oln

Stre

et

Uni

on S

treet

Dav

is S

t.

Bar

ker S

t.

Sid

ney

Stre

et

Extend regional entertainment node

2nd St ParkLocal historic area

Extend regional entertainment node

2nd St ParkLocalhistoric area

FOCUS AREAS

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SECOND STREET PARKWest Side Village Neighborhood Land Use Plan

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Vegetation Management

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From First St. Side of Park

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Blind Turn along Chain Link Fence

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COMMUNITYBUILDING

NEW CONNECTINGPATH

PATH FROM FIRST STREET TO PARK

NEW PARK ENTRANCE

REPLACE CHAIN LINK WITH LOW WOOD RAIL

CONNECTING PATH TO MAIN STREET

AMPHI-THEATER

PATH/STAIRS CONNECTING

TO HELLIER

WIDER, IMPROVED

PATH TO SHAW’S

Pathways & Connections

Page 24: West side village bangor maine

AMPHITHEATER

Page 25: West side village bangor maine

Preliminary Opinion of Cost:Second Street Park

Total Est. Cost* First Priority

Vegetation Management** $50,000 $50,000

Paths (incl extendedretaining wall)

$119,000 $119,000

Lighting $45,000 $45,000

Amphitheater $300,000

Community Building $506,000

Total $1,020,000 $214,000

* not incl engineering, architecture

**plus ongoing maintenance

Page 26: West side village bangor maine

FIRST STREET, CEDAR TO DAVIS West Side Village Neighborhood Land Use Plan

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Existing First St. – Davis Ct.

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Early Phases of RedevelopmentConnect to Second St Park

Views to river valley

Page 29: West side village bangor maine

Later Phase

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Thinking Farther Ahead

4-Way Intersection:•Safety•Prominence•Framed by Significant Buildings

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And Farther into the Future

Formal local street

Page 32: West side village bangor maine

Preliminary Opinion of Cost:Selected Public Improvements

Total Est. Cost* First Priority

Davis-Barker cross-street $200,000 $200,000

Parking deck (~50 spaces) $1,250,000

Sidewalks & Lighting Not yet estimated

Reconfigure RR St intersection

Not yet estimated

Reconstruct Davis Ct. Not yetestimated

* not incl engineering, architecture, acquisitions

Page 33: West side village bangor maine

REGIONAL ENTERTAINMENT DISTRICT

West Side Village Neighborhood Land Use Plan

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OpportunitiesSunnyside

Garden

New Housing or Retail

Enclosed Farmers’ Mkt,

Artisan’s Outlet, Shared Kitchen

Hotel & Restaurant

Townhouses orLive/Work

Hollywood Casino

Cross Insurance

Center

Bass Park

Seasons

McD

Tim H WaterfrontPark

Page 35: West side village bangor maine

Farmers’ Mkt/Artisan’s Outlet

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Downtown Shuttle

15-20 MinTurnaround

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The Plan in Perspective

Page 38: West side village bangor maine

Critical 15’ x 15’Private Realm

Critical 15’ x 15’private realm

Pedestrian-Friendly

Form on Main Street

Public Realm

Public Realm

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An Entertainment Corridor by Design

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MAIN STREETWest Side Village Neighborhood Land Use Plan

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Main StreetBuck to Cedar

Complete street, boulevard-style elements

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Intermittent to preserve left-hand turns

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Preliminary Opinion of Cost:Main Street

Total Est. Cost* First Priority

Main Street medians $503,150 $503,150

Lighting $237,850

Widened Sidewalk – east side of Main Street

$100,000

• Concrete alternative $291,000

Retaining Wall – east side of Main Street

$289,000

Total $1,130,000-1,321,000

$503,150

* not incl engineering, architecture, acquisitions

Page 44: West side village bangor maine

What To Do With Blank Walls….

Page 45: West side village bangor maine

...Street Art

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HISTORIC CONTEXTWest Side Village Neighborhood Land Use Plan

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Throughout Neighborhood

• Homes and streets that maintain original overall form and use.

• Entire neighborhood may deserve to be inventoried for historical qualities

Page 48: West side village bangor maine

Potential Local Historic District

Existing nearby districtsPotential new district, Union to CHCS

Page 49: West side village bangor maine

Malcolm Collins, AIAHistoric Architecture

Richert PlanningCity Regional Transportation