The Damariscotta Planning Advisory Committee (DPAC) hosted a standing room only meeting at the Damariscotta Town Office July 13 as representatives from Piper Village Development, LLC presented their development design concept for the area known as Piper Commons.
Piper Commons encompasses 260 acres of land beginning near the entrance way of Damariscotta Hardware on Bus. Rt. 1, and across Heater Road, touching Paradise (Muddy) Pond. The tract encompasses fields, woodland and wetlands.
Piper Village Development Managing Principal Glenn Flanders opened the presentation by stating that the design was only an initial concept, and that he and his fellow partners wish to work collaboratively with the town in developing a plan that is consistent with the town’s vision and has broad community support.
Piper Village Development purchased the land in 2008. Since that time, the developers have been involved in the DPAC process and have developed a concept they state will preserve green spaces, wetlands and wildlife habitats, while creating a multi-use development that is consistent with historic downtown Damariscotta.
Flanders and fellow partner and architect Frank Roberts detailed a concept that included mixed-use buildings (residential, professional and retail) similar to the two and three story buildings on Damariscotta’s Main Street. The concept includes wide, pedestrian friendly streets, on and off-street parking, hiking and biking trails, a common area for festivals and community events, space for community gardens, community meeting spaces, an arts center, the possibility of a “farm to plate” farm and even an amphitheater.
Roberts said that in developing the concept, the partners tried to “listen to the land, and listen to the community.”
Housing would be multigenerational, and land use consultant John Mann detailed plans for preserving Paradise Pond, Duncan’s Pond, woodlands, fields, streams and wildlife habitats.
There is a possibility for walking trails long Castner Brook, and all three representatives repeatedly expressed a desire to work with The Damariscotta River Association (DRA) and connect with their existing trails.
The developers said they were attracted to the land for its proximity to downtown Damariscotta, Bus. Rt. 1, the Bristol Peninsula, Great Salt Bay School, Miles Memorial Hospital, the Great Salt Bay Sanitary District, ambulance service, town office and other services, and said that Piper Commons was the most obvious spot for growth and development in the area.
Town Selectman Dick McLean said the developers were “not the first to look at this property.”
In order for the development to proceed as envisioned, current town codes and ordinances would need to be changed.
The town is now looking at adopting “form-based” codes for three distinct areas: Bus. Rt. 1, Piper Commons and historic downtown. Form-based codes can either augment or replace existing use based codes, and according to several town, DPAC and development representatives, such codes prevent the sort of sprawl that currently marks much of Rt. 1, including part of Bus. Rt. 1 in Damariscotta.
Form-based codes would also allow for the multi-use buildings Piper Commons developers are considering.
Newcastle resident and DPAC member Alan Pooley spoke in favor of adopting form-based codes, and said, “I used to live in New Jersey. It’s so bad down there. Upper Rt. 1 is almost an extension of New Jersey now. Growth is inevitable, but we can channel it to our liking.”
Fellow DPAC member and DRA Executive Director Stephen Hufnagel expressed concern about whether the development would “complement or compete with” downtown Damariscotta. Hufnagel cited the bookstore, coffee shops and restaurants as pillars of the downtown area, and worried about the likelihood of a Border’s, Starbucks, or Applebee’s moving into the area.
Flanders said he hoped for some retail development in the development, and could not guarantee that space would not be sold to national or regional retailers. However, he said, “We are not talking to any retailers (now). We’re not trying to recreate The Topsham Fair Mall.”
McLean asked the developers to keep local entrepreneurs in mind and that “both eyes stay focused on the local business community. We want to make sure no one gets hurt.”
The developers said downtown would “always be the gateway to Damariscotta” and “would always have the ocean,” two things the Piper Commons development would not have.
Flanders said he anticipates the development being built slowly, over a 10 to 20 year period.
Also discussed Tuesday night was whether the town is considering forming a TIF (tax incremental financing) district for the new development.
McLean clarified that no steps have yet been taken toward creating a TIF, but selectmen have approved hiring a consultant to explore the use of form-based codes.
McLean and DPAC members encouraged residents and other interested parties to attend a scheduled form-based codes meeting on July 20 at 6:30 p.m., at the town office, although McLean said a larger space would secured if attendance so required.
