Jonathan Arnold - Historic Mill Redevelopment

Historic Mill RedevelopmentDover-Foxcroft, MaineGrow Smart Maine Conference 2012

Overview • Past Projects

• Demographic Trends & Consumer Preferences

• Why Dover-Foxcroft

• Project Components

• Where are we in the process?

• Next Steps

Recent Projects River Market Neighborhood, Kansas CIty

The Gallo Building - 20,000 s.f. Creative Office Space

First + Main LoftsCase Study #2

Our demographics and housing preferences are changing.

!"#$%&%'#(")*#$+,#(-#./0/#1(2345()63#78))#59:4#;58)6<4"

+=,#(-#./0/#1(2345()63#><4-4<#9??9@546#A#3B9))#)(?#5(B43/

C(#B44?#?54#4B4<D8"D#64B9"6#-(<#?54#"47#2<E9"8?*'#<(2D5)*#

FF/=#B8))8("#"47#9??9@546#9"6#3B9))#)(?#64?9@546#2"8?3#78))#"446#?(#E4#E28)?#E4?744"#$%%+#9"6#$%$%

G4B(D<9>58@#C<4"63

“Between 2010 and 2030, American metropolitan areas will be transformed through “urbanity.” While the word is not carefully defined, urbanity in this context means communities of mixed, interconnected land uses, especially residential ones, served by multiple transportation options. It implies higher residential densities and nonresidential intensities than seen currently. It also implies, largely, the end of the spatial expansion of metropolitan areas and a new era of infill and redevelopment.”

Arthur C. NelsonDirector of Metropolitan Research

College of Architecture + Planning of the University of Utah

TABLE 2DISTRIBUTION OF HOUSEHOLDS WITH AND WITHOUT

CHILDREN, AND SINGLE-PERSON HOUSEHOLDS, 1960, 2000, AND 2030

Household Type 1960 2000 2030

Households with Children 48% 33% 27%Households without Children 52% 67% 73%Single-Person Households 13% 26% 28%

SOURCE: Arthur C. Nelson, adapted from U.S. Census and Woods and Poole Economics (2008).

TABLE 5SUMMARY OF HOUSING PREFERENCE SURVEYS

Housing Type Detailed Share Total Type Share

Attached 38% Apartment 14% Townhouse 15% Condominium/Cooperative 9%Detached 62% Small Lot 37% Large Lot 25%Total “new urbanity” preference (attached + small lot detached) 75%

SOURCE: Adapted from Nelson (2006).

TABLE 6PROJECTED HOUSING DEMAND COMPARED TO CURRENT SUPPLY

Supply Demand Difference, Demand Difference, Difference, Residential 2007 (in Demand 2020 (in 2007-2020 (in 2030 (in 2020-2030 (in 2007-2030 (in Type thousands) Share thousands) thousands) thousands) thousands) thousands)

Attached, 39,093 38% 55,242 16,149 60,521 5,279 21,428 all types

Small lot 25,337 37% 53,789 28,452 58,929 5,140 33,592Large lot 63,773 25% 36,344 (27,430) 39,817 3,473 (23,957)Detached 89,110 62% 90,132 1,022 98,745 8,613 9,635

totalTotal 128,203 145,374 17,171 159,267 13,892 31,064

SOURCE: Arthur C. Nelson adapted from American Housing Survey (U.S. Department of Housing and Urban Development 2008), U.S. Census, Woods and Poole Economics (2008), and Table 5.

!"#$%&'()(*+,&$-"+.,.%"&(/"$.$

H+T has been developed as a more complete measure of affordability beyond the standard method of assessing only Housing Costs. By taking into account both the cost of housing as well as the cost of transportation associated with the location of the home, H+T provides a more complete understanding of affordability. Dividing these costs by Representative Regional Incomes illustrates the Cost Burden placed on a Typical Household by H+T expenses. While housing alone is traditionally deemed affordable when consuming no more than 30% of income, CNT has defined an affordable range for H+T as the combined costs consuming no more than 45% of income.

Technology Trends

• Our data and applications are moving to the cloud.

• Photos, Emails, Contacts, Documents... data we use during often.

• Not just knowledge workers, creatives, and youth - but Boomers.

• My 83 year old mother is on Facebook.

• She texts, buys e-books on amazon.

• Connectivity is more important than ever.

Dover-Foxcroft, ME

• Strong Community

• The Academy

• Theater

• Hospital

• Grocery Store

• The River

• Access to Nature

• Bookstore

• Two Hardware Stores

• Restaurants

• History & Authenticity

• 3 Ring Binder

• Renewable Energy

• Beautiful Building

Why Dover-Foxcroft?

• Event Space (3,600 sf)

• Business Incubator Space (12,600 sf)

• Restaurant (5,000 sf)

• Cafe (2,500 sf)

• Patio Overlooking River

• Boutique Inn (9 rooms)

• 24 Rental Apartments

• Data Center (Up to 5,000 sf)

• Arts and Crafts Center (1,800 sf)

• Space for a Farmers Market

• Hydroelectric Power Plant (500 KW)

• Geothermal Heating and Cooling

• River Walk and Park

• Ample Surface Parking

River Walk Components




• Cafe (2,500 sf)







• Hydroelectric Power Plant (1,800 sf)




Why Mixed-Use?Surrounding Destinations

• Theater

• Hospital

• Grocery Store

• Post Office

• Bookstore


• Restaurants

• Lionel Train Center

• Ice Cream

• Hardware Store

• Doctor’s Office




• Cafe (2,500 sf)












• Theater

• Hospital

• Grocery Store

• Post Office

• Library


• Restaurants


• Ice Cream

• Hardware Store





• Cafe (2,500 sf)












• Theater

• Hospital

• Grocery Store

• Post Office

• Library


• Restaurants


• Ice Cream

• Hardware Store





• Cafe (2,500 sf)












• Theater

• Hospital

• Grocery Store

• Post Office

• Library


• Restaurants


• Ice Cream

• Hardware Store





• Cafe (2,500 sf)












• Theater

• Hospital

• Grocery Store

• Post Office

• Library


• Restaurants


• Ice Cream

• Hardware Store





• Cafe (2,500 sf)












• Theater

• Hospital

• Grocery Store

• Post Office

• Library


• Restaurants


• Ice Cream

• Hardware Store





• Cafe (2,500 sf)












• Theater

• Hospital

• Grocery Store

• Post Office

• Library


• Restaurants


• Ice Cream

• Hardware Store





• Cafe (2,500 sf)












• Theater

• Hospital

• Grocery Store

• Post Office

• Library


• Restaurants


• Ice Cream

• Hardware Store


Where are we in the process?

✓ Schematic Drawings Complete

✓ Cost Estimate Complete

✓ Part II of Historic Tax Credit Application Approved

✓ CDBG and EPA Grant Awarded

✓ EDA Grant Awarded

✓ Environmental Clean Up Bid Awarded.

‣ Searching for Federal Tax Credit Investor and Construction Lender

‣ Construction to begin in the Spring of 2013.

Closing Thoughts1. Create a vision for your community.

2. Avoid reactionary planning - preserve your sense of place.

3. Concentrate development at the centers of your communities.

4. Resist the temptation to widen lanes or build strip malls outside of town.

5. Visualize and propose smart growth projects to developers

6. Partner with developers and share the burden of predevelopment activities.

7. Utilize the help of partners like CEI and local Economic Development Councils.

8. Don’t give up - Be Persistent. Stick to the plan.

The project would not be where it is today without the tireless efforts of Ken Woodbury from the PCEDC, who wrote the majority of the grants and the Town of Dover Foxcroft.

Thank you

Jonathan ArnoldPresident, CEO

[email protected]

(816)-529-7010

mailto:[email protected]

mailto:[email protected]