The Transforming the Stevens School Property Blog offers an opportunity to the citizens of Hallowell to make their concerns known regarding the use of the Stevens School property and its future impact on our community. Posts are set up based upon the following themes:
A. Environmental and Open Space
B. Residential Development and Housing Density
C. Traffic Density and Streets/Sidewalks
D. Municipal and Other Uses
E. Business Development
F. Historic Buildings
G. Public Costs and Revenue
The newly appointed Stevens School Committee has been encouraged to post their concerns and ideas to this blog. The committee members are Ed Cervone, Charlotte Warren, Susan Treat, Gerry Mahoney, Justin Holmes, Sarah Shed, Stephen Thompson, and Steve Velani.
Please share your ideas. The sale of this property by the State of Maine may be an added defining moment for Hallowell and how we live.
Monday, February 22, 2010
Environmental and Open Space -- Comprehensive Plan Goals
ENVIRONMENTAL AND OPEN SPACE
1. All existing environmental issues on the site are resolved.
2. Development on the site mitigates and helps solve existing storm runoff problems.
3. Development occurs in a way that protects natural resources and contributes to the quality of life of the neighborhood and city.
8. There is open space along the back of the site for hiking and cross-country skiing. There is no road connection through to Augusta.
9. Trails through the site connect the Vaughan Field neighborhood to the school, and Winthrop Street to the open space at the back of the site.
1. All existing environmental issues on the site are resolved.
2. Development on the site mitigates and helps solve existing storm runoff problems.
3. Development occurs in a way that protects natural resources and contributes to the quality of life of the neighborhood and city.
8. There is open space along the back of the site for hiking and cross-country skiing. There is no road connection through to Augusta.
9. Trails through the site connect the Vaughan Field neighborhood to the school, and Winthrop Street to the open space at the back of the site.
Residential Development and Housing Density -- Comprehensive Plan Goals
RESIDENTIAL DEVELOPMENT AND HOUSING DENSITY
4. Residential development consists of a mix of housing, owner and renter, at a range of prices and rents.
5. The housing is one, two, three, and four unit with an architectural style and density compatible with homes in adjacent neighborhoods.
4. Residential development consists of a mix of housing, owner and renter, at a range of prices and rents.
5. The housing is one, two, three, and four unit with an architectural style and density compatible with homes in adjacent neighborhoods.
Traffic Density and Streets/Sidewalks -- Comprehensive Plan Goals
TRAFFIC DENSITY AND STREETS/SIDEWALKS
6. The development is a low traffic generator; i.e., residents, workers, and recreational users from the development can be comfortably accommodated on Winthrop Street.
7. The street and sidewalk network within the residential development connects naturally to Pleasant, Page, and Winthrop Streets. This allows students to walk to school, and neighbors to visit neighbors. It also encourages safe passage along and across Winthrop Street. It does so in a way, however, that discourages commuters and through traffic from cutting through the residential streets of the adjoining neighborhoods.
6. The development is a low traffic generator; i.e., residents, workers, and recreational users from the development can be comfortably accommodated on Winthrop Street.
7. The street and sidewalk network within the residential development connects naturally to Pleasant, Page, and Winthrop Streets. This allows students to walk to school, and neighbors to visit neighbors. It also encourages safe passage along and across Winthrop Street. It does so in a way, however, that discourages commuters and through traffic from cutting through the residential streets of the adjoining neighborhoods.
Municipal and Other Uses -- Comprehensive Plan Goals
MUNICIPAL AND OTHER USES
10. There may be city and school district facilities on the site, such as school administrative offices and other municipal services.
11. There may continue to be a pre-release center on the site – but it could be in different buildings than those used at present.
10. There may be city and school district facilities on the site, such as school administrative offices and other municipal services.
11. There may continue to be a pre-release center on the site – but it could be in different buildings than those used at present.
Business Development -- Comprehensive Plan Goals
BUSINESS DEVELOPMENT
12. There is a mix of uses on the site, particularly in the historic building complex. Development provides a setting for new jobs, but does not have retail activities that would take business away from Water Street, or any activities that are incompatible with residential neighbors.
12. There is a mix of uses on the site, particularly in the historic building complex. Development provides a setting for new jobs, but does not have retail activities that would take business away from Water Street, or any activities that are incompatible with residential neighbors.
Historic Buildings -- Comprehensive Plan Goals
HISTORIC BUILDINGS
13. The historic character of the central core of buildings is preserved. Adjacent development is done in a way that respects the historic setting.
13. The historic character of the central core of buildings is preserved. Adjacent development is done in a way that respects the historic setting.
Public Costs and Revenues -- Comprehensive Plan Goals
PUBLIC COSTS AND REVENUE
14. The development is served by public sewer and water.
15. The development generates significant property tax revenue.
14. The development is served by public sewer and water.
15. The development generates significant property tax revenue.
Sunday, February 21, 2010
Detailing Issues and Ideas Generated by the 15 Stevens School Goals
Following are the 15 goals for the Stevens School property as set forth by the City of Hallowell's Comprehensive Plan. If you have any concerns or ideas regarding the 15 goals please let your ideas or issues be known.
STEVENS SCHOOL 15 GOALS (not in numerical order):
ENVIRONMENTAL AND OPEN SPACE
1. All existing environmental issues on the site are resolved.
2. Development on the site mitigates and helps solve existing storm runoff problems.
3. Development occurs in a way that protects natural resources and contributes to the quality of life of the neighborhood and city.
8. There is open space along the back of the site for hiking and cross-country skiing. There is no road connection through to Augusta.
9. Trails through the site connect the Vaughan Field neighborhood to the school, and Winthrop Street to the open space at the back of the site.
RESIDENTIAL DEVELOPMENT AND HOUSING DENSITY
4. Residential development consists of a mix of housing, owner and renter, at a range of prices and rents.
5. The housing is one, two, three, and four unit with an architectural style and density compatible with homes in adjacent neighborhoods.
TRAFFIC DENSITY AND STREETS/SIDEWALKS
6. The development is a low traffic generator; i.e., residents, workers, and recreational users from the development can be comfortably accommodated on Winthrop Street.
7. The street and sidewalk network within the residential development connects naturally to Pleasant, Page, and Winthrop Streets. This allows students to walk to school, and neighbors to visit neighbors. It also encourages safe passage along and across Winthrop Street. It does so in a way, however, that discourages commuters and through traffic from cutting through the residential streets of the adjoining neighborhoods.
MUNICIPAL AND OTHER USES
10. There may be city and school district facilities on the site, such as school administrative offices and other municipal services.
11. There may continue to be a pre-release center on the site – but it could be in different buildings than those used at present.
BUSINESS DEVELOPMENT
12. There is a mix of uses on the site, particularly in the historic building complex. Development provides a setting for new jobs, but does not have retail activities that would take business away from Water Street, or any activities that are incompatible with residential neighbors.
HISTORIC BUILDINGS
13. The historic character of the central core of buildings is preserved. Adjacent development is done in a way that respects the historic setting.
PUBLIC COSTS AND REVENUE
14. The development is served by public sewer and water.
15. The development generates significant property tax revenue.
STEVENS SCHOOL 15 GOALS (not in numerical order):
ENVIRONMENTAL AND OPEN SPACE
1. All existing environmental issues on the site are resolved.
2. Development on the site mitigates and helps solve existing storm runoff problems.
3. Development occurs in a way that protects natural resources and contributes to the quality of life of the neighborhood and city.
8. There is open space along the back of the site for hiking and cross-country skiing. There is no road connection through to Augusta.
9. Trails through the site connect the Vaughan Field neighborhood to the school, and Winthrop Street to the open space at the back of the site.
RESIDENTIAL DEVELOPMENT AND HOUSING DENSITY
4. Residential development consists of a mix of housing, owner and renter, at a range of prices and rents.
5. The housing is one, two, three, and four unit with an architectural style and density compatible with homes in adjacent neighborhoods.
TRAFFIC DENSITY AND STREETS/SIDEWALKS
6. The development is a low traffic generator; i.e., residents, workers, and recreational users from the development can be comfortably accommodated on Winthrop Street.
7. The street and sidewalk network within the residential development connects naturally to Pleasant, Page, and Winthrop Streets. This allows students to walk to school, and neighbors to visit neighbors. It also encourages safe passage along and across Winthrop Street. It does so in a way, however, that discourages commuters and through traffic from cutting through the residential streets of the adjoining neighborhoods.
MUNICIPAL AND OTHER USES
10. There may be city and school district facilities on the site, such as school administrative offices and other municipal services.
11. There may continue to be a pre-release center on the site – but it could be in different buildings than those used at present.
BUSINESS DEVELOPMENT
12. There is a mix of uses on the site, particularly in the historic building complex. Development provides a setting for new jobs, but does not have retail activities that would take business away from Water Street, or any activities that are incompatible with residential neighbors.
HISTORIC BUILDINGS
13. The historic character of the central core of buildings is preserved. Adjacent development is done in a way that respects the historic setting.
PUBLIC COSTS AND REVENUE
14. The development is served by public sewer and water.
15. The development generates significant property tax revenue.
Stevens School Committee Revitalized
Headed by Ed Cervone, new city councilor, the newly revitalized Stevens School Committee appointed by Mayor Warren, will take a new look at the issues presented by the future sale of the Stevens School Property. Cervone has recommended the following process:
I recommend the following process to define uses at the Stevens School Property (SSP):
Start with the 15 goals listed in the Comprehensive Development Plan. These goals summarize public input gathered from hearings held over the last 2 years and offer a good departure point.
Add detail to each of the goals to better define the ultimate uses on the SSP.
Compile this information into a final document to be presented to Council for approval for the purpose of serving as the City’s vision for the property moving forward.
Following is Cervone's method of framing the work to be done by the committee:
DIRECTLY FROM MOST RECENT VERSION OF THE COMP PLAN (1-8-10):
The redevelopment of the former Stevens School property will be the single most important new development in Hallowell in the coming decade. To attain these 15 goals, the Stevens School site should be put into a special district called the “Stevens School Planned Development Zone.”
Within this zone, no new development can take place until a master plan is developed for the entire site that meets the 15 goals, and is approved by the city council and planning board. The plan could be created by the city, or by a developer who owns the property. Once the plan is approved, the developer (or developers) may develop the site in accordance with the plan, and other state and local codes. The zone language should include:
1. The 15 goals of the Comprehensive Plan
2. A list of appropriate uses, based up on the goals
3. Maximum densities for residential and non-residential uses, based upon potential impacts on local traffic, infrastructure, and the environment, as well as compatibility with the surrounding neighborhoods
4. Traffic standards for protecting adjoining neighborhoods, allowing trail, pedestrian, bicycle, and car connectivity through the site, and making improvements to nearby roads and intersections to ensure safety
5. Storm water standards for mitigating and managing runoff
6. Design standards to address historic and neighborhood compatibility, “green development,” and other environmental issues
7. Standards for the preservation of open space and environmentally sensitive areas on the site
8. A process for making revisions to the master plan, when deemed necessary and appropriate
I recommend the following process to define uses at the Stevens School Property (SSP):
Start with the 15 goals listed in the Comprehensive Development Plan. These goals summarize public input gathered from hearings held over the last 2 years and offer a good departure point.
Add detail to each of the goals to better define the ultimate uses on the SSP.
Compile this information into a final document to be presented to Council for approval for the purpose of serving as the City’s vision for the property moving forward.
Following is Cervone's method of framing the work to be done by the committee:
DIRECTLY FROM MOST RECENT VERSION OF THE COMP PLAN (1-8-10):
The redevelopment of the former Stevens School property will be the single most important new development in Hallowell in the coming decade. To attain these 15 goals, the Stevens School site should be put into a special district called the “Stevens School Planned Development Zone.”
Within this zone, no new development can take place until a master plan is developed for the entire site that meets the 15 goals, and is approved by the city council and planning board. The plan could be created by the city, or by a developer who owns the property. Once the plan is approved, the developer (or developers) may develop the site in accordance with the plan, and other state and local codes. The zone language should include:
1. The 15 goals of the Comprehensive Plan
2. A list of appropriate uses, based up on the goals
3. Maximum densities for residential and non-residential uses, based upon potential impacts on local traffic, infrastructure, and the environment, as well as compatibility with the surrounding neighborhoods
4. Traffic standards for protecting adjoining neighborhoods, allowing trail, pedestrian, bicycle, and car connectivity through the site, and making improvements to nearby roads and intersections to ensure safety
5. Storm water standards for mitigating and managing runoff
6. Design standards to address historic and neighborhood compatibility, “green development,” and other environmental issues
7. Standards for the preservation of open space and environmentally sensitive areas on the site
8. A process for making revisions to the master plan, when deemed necessary and appropriate
Saturday, May 23, 2009
Comprehensive Plan for Stevens School: Possible Adverse Consequences for Existing Neighborhoods
DRAFT of Hallowell's Comprehensive Plan calls for a New, High-Quality Development at the Stevens School Property.
The Stevens School vision is well-intended. However, if implemented the plan could result in adverse consequences for existing neighborhoods.
| The redevelopment of the former Stevens School property will be the single most important new development in Hallowell in the coming decade. Based on community input in several public visioning sessions, here are the goals for redevelopment: |
| 1. A residential development with a mix of housing, owner and renter, at a range of prices and rents. 2. The housing is one, two, three, and four unit; with an architectural style and density compatible with the historic homes in adjacent neighborhoods. 4. There is open space along the back of the site for hiking and cross-country skiing. There is no road connection through to Augusta. 5. Trails through the site connect the Vaughan Field neighborhood to the elementary school; Winthrop Street to the open space at the back of the site. 6. There may be City and School District facilities on the site: school administrative offices, fire and police services, and/or public works. 7. There may continue to be a pre-release center on the site – but it could be in different buildings than are used at present. 8. There is a mix of uses on the site, particularly centered around the historic buildings. This development provides a setting for new jobs for the area, but does not have retail activities that would take business away from Water Street, nor any activities that are incompatible with residential neighbors. 9. The historic character of the central core of buildings is preserved. Adjacent development is done in a way that respects the historic setting. 10. The development is a low traffic generator. 11. Ultimately, the development generates significant property tax revenues for the City. 12. The area is cleaned up, with all existing environmental issues taken care of, and future development is undertaken in a way that protects natural resources and contributes to the quality of life of the neighborhood and City. |
Final Text of LD 905 -- From Representative Sharon Treat
Hi all,
LD 905 is on the House calendar to be voted on Tuesday. I have pasted the text of the amendment below, as well as a link to it. I am told by the committee analyst that the date for the school lease was changed to September due to the removal of the emergency clause (there was a constitutional conflict requiring the emergency to be removed), but that Chip Gavin fulyl intends to honor the July 1 date anyway, Sharon
(7-3) (H.P. 623) (L.D. 905) Resolve, To Require the State To Consult with the City of Hallowell prior to the Sale of Certain Real Property (EMERGENCY) Committee onSTATE AND LOCAL GOVERNMENT reporting Ought to Pass as Amended by Committee Amendment "A" (H-358)
http://www.mainelegislature.
Amend the resolve by striking out the title and substituting the following:
‘Resolve, Regarding the Sale of Certain Real Property in the City of Hallowell’
Amend the resolve by striking out everything after the title and before the summary and inserting the following:
‘Sec. 1 Conditions of sale or transfer. Resolved: That the Department of Administrative and Financial Services shall, prior to the sale or transfer of any portions of the property authorized for sale by Resolve 2003, chapter 92, incorporate the following provisions into the conditions of sale or transfer. The sale or transfer must:
1. Reserve for the use or transfer to the City of Hallowell a portion of the parcel agreed to by the State and the City of Hallowell for municipal uses. This right for reservation or transfer may be surrendered by the City of Hallowell;
2. Reserve for the use or transfer to the City of Hallowell or any school administrative unit that includes the City of Hallowell whatever portion of the parcel as agreed to by the State, the City of Hallowell and the school administrative unit for purposes of education, educational administration or educational services to be provided by the school administrative unit. This right for reservation or transfer may be surrendered by the City of Hallowell and the school administrative unit. The State shall by September 30, 2009 enter into a lease to extend the current terms of School Administrative District 16 or any successor school administrative unit that includes the City of Hallowell as a tenant at the site through September 13, 2011, subject to existing laws and with the additional provision that such lease must survive any transfer of ownership prior to that date until the expiration of the lease;
3. Reserve a portion of the parcel for public open space or public recreation either by the developer retaining ownership but reserving the parcel or by transfer to any qualified governmental or qualified nonprofit entity; and
4. Condition sale or transfer on the preservation and rehabilitation of the 5 buildings and surrounding grounds known as the Industrial School for Girls Historic District consistent with the “Secretary of the Interior’s Standards for the Treatment of Historic Properties” as interpreted or otherwise determined appropriate by the Maine Historic Preservation Commission.
The Commissioner of Administrative and Financial Services, prior to issuance of any request for qualifications associated with the transfer of the site, shall establish and convene a stakeholder group to guide reuse, assist in crafting a request for qualifications to be issued by the Department of Administrative and Financial Services and review qualifications of developers. The stakeholder group must have representation from interested parties, unless they decline to participate, including City of Hallowell officials, any school administrative unit that includes the City of Hallowell, the members of the Legislature whose districts include the parcel, the Maine Historic Preservation Commission, the Department of Administrative and Financial Services and others as determined by the commissioner. A subgroup of the stakeholders may participate in whole or in part in interviews of qualified developers scheduled as part of the request for qualifications process and review parameters for development, recognizing that the selection decision is under the authority of the commissioner; and be it further
Sec. 2 Specific transactions. Resolved: That nothing in this resolve may be construed to prohibit or require parcelization or multiple real estate transactions within the spirit and intent of and conditions described in section 1; and be it further
Sec. 3 Report. Resolved: That the Commissioner of Administrative and Financial Services shall provide a written report on the status of all efforts toward sale or transfer by February 1, 2010 to the Joint Standing Committee on State and Local Government.’
SUMMARY
The amendment replaces the resolve. It requires the Department of Administrative and Financial Services, prior to sale or transfer of any property in the City of Hallowell authorized for sale by Resolve 2003, chapter 92, to reserve a parcel agreed to by the State and the City of Hallowell for municipal use, reserve a portion of the property for use by School Administrative District 16 or its successor, reserve a portion for open space, condition sale of certain buildings on preservation and rehabilitation according to the Maine Historic Preservation Commission and establish a stakeholder group prior to any transfer of the site. The Commissioner of Administrative and Financial Services shall provide a report to the Joint Standing Committee on State and Local Government on efforts toward sale or transfer by February 1, 2010. The amendment also removes the emergency preamble and clause and changes the title.
Monday, May 4, 2009
LD 1098 -- Hearing Scheduled
A hearing is scheduled for May 6th at 3:00 p.m. in Room 216 of the State Office Building.
Thursday, April 16, 2009
Establish Qualifications for Developers -- Defined Plans for Acceptable Re-Use
Stevens School Re-Use: Not a Playground for Developers
How we use open space is an issue for every Maine community. Hallowell is blessed with a challenging opportunity to do that which is right for the Stevens School property that consists of historic buildings and open space. It is essential that Hallowell residents through its city council and the State of Maine create and take part in a process that determines growth and development in Hallowell. The Friends of Vaughn Field formed in order to secure a park for our community. This land was not privately owned, but owned by the City of Hallowell. This group’s membership included many more people than just those whose property abutted the Vaughn Field property. Many may have wanted to protect their neighborhood from development. However, there appeared to be a greater consensus for preserving the field as a park for all of Hallowell’s residents. Hallowell is a wonderful community. Our citizens realize that and seek to preserve that uniqueness.
The development on outer Central Street presents a slightly different situation -- the issue of abutting property owners objecting to a housing development on privately owned land. The development of both the Vaughn Field and the Stevens School property present the issue of how do we responsibly re-use publicly owned land.
Some people believe that development for development’s sake is good. Growth is good. I for one don’t believe that is always the case. Often the ones who benefit most from development may be the developers.
I’ll be right up front. My family has lived on Pleasant Street since 1978. My daughter and her family have returned to Hallowell and live on Pleasant Street. We live on Pleasant Street because of the integrity and character of the neighborhood. We do have issue with drivers who use Page/Pleasant Street as a shortcut. Too many drivers who use this shortcut drive too fast and therefore endanger the children and families who live in the Page/Pleasant Street neighborhoods. I don’t want our neighborhood to change. To have an access road from the Stevens School property onto Pleasant Street would endanger our children and the families living on both Page and Pleasant Streets. An access road would forever change the character and desirability of our neighborhood. Established neighborhoods are sacred. If a development plan radically changes the character and safety of a neighborhood, that plan needs to be changed. My concern is for those who are current residents who have invested in their homes, their neighborhoods, and our community.
The Stevens School Reed Center Blogserves as a forum for Hallowell citizens to express their concerns and share their visions for re-use of the Stevens School property. This blog has been visited more than one hundred time and in all of these visits not one person has set forth a vision for the re-use of the property. A poll asks visitors, “Should the City of Hallowell purchase the Stevens School property?” Thirty individuals responded to these questions: fifteen said yes, eleven have said no, and four are unsure.
When I noticed that no one was really responding to this blog, I make a conscious decision to respond to my questions. As a result, I set forth a vision for the property that included a State of Maine Charter School for the Creative and Performing Arts, a wellness center, a holistic family medical clinic with a birthing center, and a cross generation community/nature center (Map 6, Lot 27) that would manage the open space on the property. Affordable housing would be placed on the upper campus. There are three open spaces on the Stevens property. The land behind the Reed Center poses many issues related to water flow and drainage from the upper campus. The two upper fields are somewhat remote and require careful study for re-use. These are ideas. They beg response.
The blog presents each of these ideas and requests visitors to express their opinions on these ideas and perhaps present other ideas for re-use. The Stevens School property represents sixty three acres of land in the center of Hallowell. The transformation of this property needs to be done responsibly. My values say, “Leaving this transformation in the hands of developers would be irresponsible.”
Two Pleasant Street residents and others from across Hallowell are working with our mayor, the Hallowell City Council and Representative Sharon Treat to establish a process of review that includes the use of developer qualifications and standards for re-use. Hopefully this process will ensure that the development of the Stevens School will be beneficial to Hallowell and at that same time eliminate any adverse consequences to the Page/Pleasant Street neighborhoods and other abutters.
The re-use of the Stevens School property can serve our community well. This property can become the jewel of Kennebec Valley. Its re-development should result in making our community more desirable and a destination.
Stephen D. Thompson
lifework50@gmail.com
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