Final Draft Waterfront Plan ~ April 2008
GARDINER WATERFRONT PLAN REPORT
Final Draft
Contents
Acknowledgements
1.
Executive Summary
Introduction & Overall Plan Goals
Summary of Plan Findings & Recommendations
Illustrated Plan
2.
Waterfront Phasing & Action Plan
3.
Background
Genesis of the Proposed Final Waterfront Plan
Recent Planning & Design Efforts
Overall Waterfront Components
4.
Design Components & Recommendations
5.
Design Elements (Table & Images)
6.
Costs & Funding
7.
Appendix
A. Results of survey; Public participation summary
B. Floodplain issues
C. Cost estimate tables
Final Draft Waterfront Plan ~ April 2008
1. Executive Summary
Introduction
The following text and plan illustrations sum up the overall design recommendations for the Master
Plan for the Gardiner Waterfront.
The Plan, a product of research and assessment, public meetings, and input from the Gardiner
Waterfront Committee, serves as a blueprint to guide the improvement of Gardiner’s Kennebec
waterfront for the next ten years.
The plan recommendations, [adopted by the City Council], will be implemented over time as funds are
available. At the time of this plan’s finalization, $297,000 had already been committed (from federal
and state grants and local match) and construction and implementation of the plan should begin this
year.
Last year, the new riverfront boardwalk was built as part of the shore stabilization work on the former
Webber parcel (the most recent acquisition), but a large portion of the waterfront still remains
unimproved. This plan will guide the planning and implementation for the unimproved area and for
the entire waterfront property, while further enhancing downtown Gardiner.
Overall Plan Goals
•
Create a public park and boat launch on the Kennebec River that has regional significance and that
is an asset to Gardiner citizens and businesses.
•
Link activities, facilities, and the assets of the Gardiner Waterfront to the Kennebec River
Initiative.
•
Stipulate the use of high quality materials and design/engineering.
•
Make the park consistent with the theme, the historic character, and architecture of downtown.
•
Prioritize implementation so that:
1.
2.
3.
There are immediate results and the park is useable this year;
Implementation is tied to available funds;
Ensure design takes maintenance care and cost into account.
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Final Draft Waterfront Plan ~ April 2008
These goals, described further below, shall guide the master plan’s development and
implementation:
•
Create a public park and boat launch on the Kennebec River, that has regional significance
and that is an asset to Gardiner citizens and businesses.
Clearly the waterfront park must be designed to serve a regional audience, from boaters and
central Maine residents to tourists; it must also be seen as part of the Kennebec/Chaudiere trail
connecting the coast to Canada; locally it is important that it become part of downtown so that it
draws people to do business in Gardiner and enhances both the riverfront and historic Water
Street.
•
Link activities, facilities, and the assets of the Gardiner Waterfront to the Kennebec River
Initiative.
The recent establishment of the Kennebec River Initiative, a plan to promote and feature the entire
river from Moosehead to the sea, will bring funding and other opportunities to Gardiner. It is in
the City’s interest to emphasize this linkage and make the waterfront an important component of
the Kennebec River Initiative.
•
Ensure high quality materials and design.
To be successful, enduring, and attractive quality is essential.
•
Make consistent with theme, the historic character, and architecture of downtown.
As a service center and Maine Street community that is recognized for its National Historic
Preservation designation, Gardiner can further hone its image by creating a waterfront park that is
integrated with the downtown; both stand to gain from a positive association.
•
Prioritize implementation so: (1) there are results and the park is useable this year; (2)
implementation is tied to available funds; and (3) it is ensured that design takes maintenance
care and cost into account.
These are simply practical goals that stress the need to move forward deliberately but carefully,
ever mindful of the budget and to work within fiscal limits.
Summary of Plan Findings & Recommendations
The findings and recommendations summarized here highlight the principle plan components and
actions for the completion of the Waterfront. The illustrated Waterfront Plan follows. Additional
design components and recommendations, including descriptions and images, are included under
Section 4, Design Components & Recommendations.
Key Plan Components & Findings
•
Gateways
The waterfront is currently visually and physically disconnected from the downtown.
Establishing visual cues to draw people into the waterfront and improved connections for
pedestrians and vehicles is a critical component of the recommended improvements.
Emphasis is placed on improvements to the main gateway (Depot Square), but improvements
to the two secondary access points (Steamboat Lane and Bailey’s Lane) are also made.
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Final Draft Waterfront Plan ~ April 2008
Recommendations: A waterfront gateway sign, new sidewalk, landscaping and bollards, and
colored streetprint (or pavers) for the roadway are all recommended for the main Gateway at
Depot Square. Bailey’s Lane should be restricted to one-way traffic, with new signage,
physical improvements to the railroad underpass and retaining wall, and enhanced landscape
elements. Steamboat Lane should be restricted to pedestrian traffic only (vehicle access
blocked by bollards), with new signage and physical improvements to the railroad underpass
and retaining wall.
•
Waterfront Improvements
The boating, fishing, and other water-dependent uses are central to the waterfront. The most
recent improvements on the former Webber parcel provided shore stabilization and a
pedestrian/fishing boardwalk along the water’s edge. In order to unify the entire waterfront
and provide for pedestrian and fishing access, this boardwalk must be extended to the boat
launch. Also, additional dock space is desired, particularly docking without finger slips,
which preclude slightly larger boats from accessing the Gardiner Waterfront. Providing
access to the water’s edge to allow for stepping masts is also desired, and can be
accommodated without significant alterations to the waterfront design. Additional amenities
for boaters have been discussed, and may be revisited at such time as the City is able to take
on the associated maintenance and budget considerations.
Recommendations: The boardwalk should be extended to the boat launch area, and should be
handicap accessible (pathway connections). Additional docking is recommended, length to
accommodate up to two 40-foot boats.
•
Parking
The City is obligated to uphold its contractual agreement with the state regarding the Webber
property, due to the LMF funding which made the purchase of this property possible. That
agreement states that the land is primarily to be used as open (green) space, for public
enjoyment and that parking for car and boat trailers should be limited to 12 regular spaces and
9 trailer spaces. Although parking for the downtown is needed, it is clear that additional
parking cannot be accommodated on this public land, east of the railway tracks.
Recommendations: An agreement was reached with LMF staff to allow some of the existing
parking to be moved to the former Webber parcel, along with the allowed additional spaces;
this was done in order to maintain a larger area of green space along the river and keep
parking back along the railroad line. The LMF staff should continue to receive updates from
the City on the implementation of the Waterfront Plan.
•
Floodway Issues
One of the most significant constraints on the design of the waterfront is its location in not just
the floodplain of the Kennebec River and Cobbossee Stream but also its location in the
“floodway.” Care has been taken to develop a design that will not be greatly affected by the
occasional flood. Permanent structures have largely been avoided, fill in the floodplain
limited, and electric infrastructure placed underground. Materials have been selected for
permanence, ease of maintenance, and resistance to flooding.
Recommendations: Design elements (benches, amphitheater) should reflect floodway
considerations (durability, etc.). Design elements and final engineering for the Waterfront
Plan must take into account design for flood resistance and durability.
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Final Draft Waterfront Plan ~ April 2008
•
Stormwater Engineering
The proposed parking layout will require further engineering, including addressing stormwater
runoff, as the parking areas are to be paved and curbed. Specialized stormwater features are
required as this project is located on the river, and runoff drains directly into the river; these
features increase the cost of implementation, but are essential to maintaining water quality and
the integrity of the park design. An existing underground stormwater line is also in need of
replacement, though the extent is not known without further investigation.
Recommendations: Stormwater infrastructure must be designed to adequately address water
quality, and must be implemented prior to any paving or landscape construction. The
replacement of part or all of the existing underground line must also occur prior to paving or
landscape construction.
•
Pedestrian connectivity
Currently, there is no sidewalk or trail connection between the waterfront and downtown,
pedestrians must walk in the roadway. Recognizable pedestrian connections between the
downtown and waterfront are needed to improve the visibility and use of the park. Within the
park, a path network is needed to connect between park features, and paths must be of
consistent design to help unify the entire park visually.
Recommendations: A sidewalk connection is recommended from Maine Avenue/Depot
Square into the waterfront park along the main gateway drive. Steamboat Lane should
become a pedestrian-only access way, closed off from vehicle traffic, and Bailey’s lane can
continue to serve pedestrians (as a secondary vehicle way). New paths are proposed within
the park, connecting between the gateways, the parking, the waterfront/boardwalk, and other
park features. The opportunity to connect to the KRRT along the river and Maine Ave. should
continue to be explored.
•
The pumphouse
The pumphouse has been recognized as an eyesore and visual detriment to the waterfront park
for many years. The public restrooms associated with the pumphouse are in very poor
condition and must be replaced. Design concepts to transform the pumphouse into a landmark
feature (a lighthouse, and a rail station) on the waterfront were proposed by community
members, however, neither the Waterfront Task Force or members of the public attending the
workshop could not come to consensus on supporting either of the proposed concepts.
Though each of these concepts had supporters, each also had opponents, and in the end,
neither could be recommended due to their contentiousness. However, the basic need to
provide recommendations to address this eyesore and the need for public restrooms must still
be incorporated into the plan.
Recommendations: The pumphouse should have basic façade improvements made, in
traditional New England style (see design guidelines), with new, handicap accessible, public
restrooms.
•
Amphitheater
Performances and events are already held in the informal amphitheater space; site
improvements to create a designed amphitheater are desired. This space must continue to be a
multiple use space for both daily park use and various types of performances.
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Final Draft Waterfront Plan ~ April 2008
Recommendations: Design guidelines are suggested for the amphitheater, with floodway
issues and the overall waterfront design theme in mind.
•
Amenities
The amenities help establish an overall design theme for the waterfront park that is consistent
with the downtown. The use of granite in design elements, or installing stonedust paths (like
the Common), and downtown-style lampposts, benches or trash receptacles are important to
this design consistency, and also must reflect the use of high quality materials, as stated in the
overall project goals.
Recommendations: Images illustrating the style of various design elements for the waterfront
park are included in this plan document. These elements are recommended to help establish a
quality public park with regional significance, unified with the downtown.
5
GARDINER WATERFRONT ILLUSTRATED PLAN
School Street
connector trail
Site Features:
-
56 regular vehicle spaces
21 trailer parking spaces
Continuous boardwalk along waterfront
Continuous green space along waterfront
Amphitheater
Information Center & restrooms (pumphouse)
Nature trail & nature education
Center of circles &
bumpouts sloped curbs,
pavers/stone surface
Steamboat Lane Nature Trail:
- maintain drive, benches
- add picnic areas
- informational signage
- tree/plant identification
- “wild garden”
Overlook, mini-park:
- walking path, landscaping
- signage (Chaudiere Trail)
- downtown benches, lighting
Bailey site(s):
option for future
parking to serve
downtown
“Bailey Lane”:
- one-way traffic
- maintain sidewalk
- gateway sign
- repair retaining wall
- low plantings on side
- granite bollards
Steamboat Lane
pedestrian only;
possible mural
on retaining wall
New paved
sidewalk
connecting to
Depot Square
Gateway improvements:
- signage
- sidewalks
- granite bollards
- streetprinted entry drive
- landscaping
- parking improvements
- move utility poles
Paver or streetprint
crosswalks
Downtown-style
benches attached
to boardwalk;
landscaping behind
Add bollard lights
along boardwalk
Waterfront
gateway sign
Granite benches
along paths
Amphitheater
(see notes)
Berms, with
landscaping
New
waterfront/
landing sign
Flagpole
Stone dust paths,
with edging
Future
expansion
of docks
Wooden
pergola
Completed
boardwalk
Granite
benches &
landscaping
Pumphouse site
improvements:
- paver/stone surface
- pedestrian crossing
- decorative fencing
- removable planters
- benches
Pumphouse building:
- façade improvements
- improve restrooms
- information center
- option: limited access
shower/washroom
New path to access
amphitheater seating
Final Draft Waterfront Plan ~ April 2008
2. Waterfront Phasing and Action Plan
The list below summarizes actions recommended to implement the plan. Assuming the construction
of the boardwalk (completed last year) represents Phase I, the list shows 21 actions targeted for Phases
II, III, and IV, stretching from 2008 to 2013 and beyond.
The Phases are estimates of what can be accomplished within the timeframes given. Ultimately, the
actions will depend on the availability of funding and actual costs. (Cost estimates for the initial
implementation, based on known funding, are provided in the body of this report.)
Phase II (2008-2010)
1. Permitting; Planning Board review; floodplain review and LMF review
2. Complete the boardwalk on the waterfront
3. Install the electrical infrastructure for lighting/outlets (including lamppost base supports), and
stormwater infrastructure
4. Lay out and install all parking
5. Lay out and install the green space (grading, lawns, major landscaping) and paths
6. Install lights
7. Install site amenities: benches, pergola/picnic shelters, trash receptacles, bike racks, etc.
8. Construct the amphitheater (with private funding)
9. Expand public docks/slips
10. Update waterfront maintenance budget & schedule
Phase III (2009-2011)
11.
12.
13.
14.
15.
16.
17.
18.
19.
20.
21.
Install informational/educational signage
Make improvements to the main gateway/entry (including adding a sidewalk)
Make improvements to Steamboat Lane and Bailey’s Lane
Construct Water Street overlook park (modeled on Chaudiere Trail) south of Steamboat Lane
Make the School Street ROW trail connection to the Gardiner Common/neighborhoods
Make additional landscaping improvements, including site improvements surrounding the
pumphouse
Upgrade handicap accessible public restrooms at pumphouse
Make exterior/façade improvements to the pumphouse based on historic/traditional New
England architecture
Remove all unnecessary overhead wires in the vicinity, especially at the gateway and along
the railroad, and/or relocate utility poles at the gateway
Make trail connection to the KRRT
Update waterfront maintenance budget & schedule
Phase IV (2010-2014)
22. Work with downtown building owners on parking issues and improvements for the south end
of downtown
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Final Draft Waterfront Plan ~ April 2008
3. Background
The Genesis of the Proposed Final Waterfront Plan
The Plan and design recommendations in this report are based on:
−
−
−
−
−
The Overall Goals established by the Waterfront Committee;
The Planning Decisions report, cited above;
Kleinschmidt’s work on the shore stabilization and boardwalk (see above);
Parameters established under the City’s contractual agreement with the state LMF board; and
The unique characteristics of the site itself (and the opportunities/constraints it imposes).
Recent Planning and Design Efforts
The Gardiner Waterfront project is one of 13 projects that the City refers to as the “bundled” projects
(bids for 13 projects were combined). Wright-Pierce of Topsham was awarded the contract for these
projects, and Kent Associates of Gardiner was subcontracted to undertake, with Wright-Pierce, the
final Waterfront design.
Prior to this, the City had successfully applied for SHIP (Small Harbors Improvement Program) funds
from the Maine Department of Transportation (MDOT) to make improvements to the boat launch and
had also been awarded funds, by the Land for Maine’s Future (LMF) board, to purchase the so-called
Webber site, adjacent to the boat launch. (The Webber properties were acquired through the
assistance of the local Rotary Club who then arranged for City ownership.)
Subsequent to this expansion of the City’s ownership of Kennebec River waterfront property (all east
of the railway track and north of the MDOT property, which the City has leased for 99 years and
developed as a nature trail), the City hired Planning Decisions to look at economic development and
market opportunities for the waterfront. Their report, Economic Considerations in Redeveloping the
Gardiner Waterfront, advocated a variety of new uses for the waterfront and urged the City to view
the area as comprising four discrete zones with clearly different functions:
•
Zone 1 comprises the immediate waterfront where water and land meet; it is a zone
appropriate for boats, fishing, boardwalk, and activities directly related to the
riverfront; a kayak/canoe launch was also advocated.
•
Zone 2 comprises that area within about 100 feet of the waterfront; it is a zone
appropriate for picnics, playing, walking, and similar passive recreation activities.
•
Zone 3, between Zone 2 and the railroad tracks, is seen as a service (parking) area;
parking for cars, trucks, and boat trailers is advocated.
•
Zone 4 is that area between the railroad tracks and Water Street; it is strongly
recommended that the connection between downtown and the waterfront be
emphasized with ground floor retail, restaurants, and bars/taverns.
Following this study report, in 2006, Kleinschmidt (engineers) was prepared a detailed plan for the
immediate shore. That work resulted in the construction of a timber-crib structure for shore
stabilization, and a timber boardwalk along part of the shoreline, south of the existing steel bulkhead at
the boat launch.
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Final Draft Waterfront Plan ~ April 2008
Overall Waterfront Components
•
•
Public Initiatives
1.
Waterfront (slips, deck/walkway, canoe/kayak launch)
2.
Green open space (landscaping, paths, amphitheater, picnic areas, etc.)
3.
Parking for trailers, trucks, and cars, to serve the waterfront
4.
Water Street/Waterfront connections (School Street, Water Street overlook, Steamboat Lane,
Bailey’s Lane, Depot Square entry, Kennebec River Rail Trail, etc.)
Public/Private Initiatives
1.
Parking to help downtown businesses and encourage upper floor development
2.
Buildings between Water Street and railroad (uses, access, etc.)
3.
Area between Maine Avenue and railroad (Gardiner Feed parcel)
Gardiner Waterfront “Zones”
This diagram illustrates waterfront uses by “zone”, as recommendations from the 2004 Report
“Economic Considerations in Redeveloping the Gardiner Waterfront”, completed by Planning
Decisions, Inc.
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Final Draft Waterfront Plan ~ April 2008
Waterfront Land Components
Key Concepts, that Underlie the Recommendations on the Waterfront
From the 2004 Economic Considerations in Redeveloping the Gardiner Waterfront
The Waterfront is urban park, not “open space.”
Water is the draw.
The Waterfront should be an extension of downtown.
People walk to things they can see.
Activities fall into four zones (see diagram, previous page):
A. River
B. Waterfront
C. Support
D. Downtown Transitional
Need partnerships with private and nonprofit organizations.
Manage demand for space along River and waterfront.
Waterfronts require ongoing maintenance and support.
Recommend ways to generate revenue for waterfront operations.
Require successful waterfront redevelopment in other Kennebec River
communities.
There should be no new permanent buildings between the River and the
downtown.
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Final Draft Waterfront Plan ~ April 2008
4. Design Components & Recommendations
The annotated plan describes the main design features while Part 4 “Design Elements” describes the
detailed “furniture” and landscape elements that are recommended.
The main design features or components are best described zone-by-zone (the waterfront, the green
space, the parking area, and the area west of the railroad next to downtown). It is also fruitful to
describe the plan features by looking at initiatives that are a public (City) responsibility and design
recommendations that can only be achieved by joint public/private initiatives.
A. Waterfront Design Components
a) Additional docking space, adjacent to the existing slips, are proposed; these are to be available
to the public for limited (seasonal) time periods.
b) The present boardwalk is to be extended northward to run the entire length of the waterfront
(up to the boat launch); the design will match the existing (recently constructed) boardwalk.
c) Access to the waterfront, from the canoe/kayak drop-off point, is to be provided so that cranes
or “cherry-pickers” can be used by boaters who need to step or unstep their masts.
Note: Benches and lighting fixtures associated with the boardwalk are described in the following
section.
B. Green Open Space Components
North of the boat launch improvements are proposed at the existing, informal, “amphitheater” area
and the pumphouse and surrounds.
a) The plan proposes an improved amphitheater/performance space for talent shows and other
outdoor music and theatrical events (possibly presented by Johnson Hall). A set of design
guidelines to help direct the design of the amphitheater follows (see box). The plan shows the
concept along with the addition of a new pathway on the south side of the amphitheater.
b) The pumphouse area offers views up and down the river because it is raised above the
floodplain; at the same time, the pumphouse itself is an eyesore that needs to be dealt with.
Under the plan, the area surrounding the pumphouse is to be upgraded with paving, bollards,
and informational signage. Guidelines for improvements to the pumphouse itself follow (see
box).
c) South of the boat launch the green space provides lawn space, pathways, and landscaping to
make an attractive public park. The design envisions laws suitable for picnics and informal
play divided to provide a series of “room” with a view of the river. Access pathways from
downtown and parking areas divide the lawns, and trees and shrubs help define the open
spaces. Festivals, temporary sculpture exhibits, a farmers market, and similar outdoor
celebrations can be accommodated.
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Final Draft Waterfront Plan ~ April 2008
d) The lawns are to be at the same level as the boardwalk, but sloped uphill slightly, towards the
parking areas. Low landscaped berms near the parking and alongside a north/south pathway
provide a sense of enclosure, add interest to the pathway, and screen part of the parking areas
from view.
e) A deliberate pattern of paths distinguish the waterfront plan: the east/west paths provide direct
access to the boardwalk at convenient locations while the north/south pathway serves the
parking areas and connects to the nature trial (to the south), the north end of the park, and
eventually, to the extended Kennebec River Rail Trail. The east/west paths also connect to
Water Street.
f) The Steamboat Lane nature trail, south of the canoe/kayak launch area, will continue to serve
as a passive wooded trail for walking and nature viewing. Improvements in this area shall be
limited (particularly as this is state-owned property), but could include creating a “wild
garden” displaying native wild plants, plant and tree identification signage/markers or other
nature/interpretive signage, and additional picnicking in the existing small clearings.
Note: Benches, picnic tables, lights, landscaping, and an arbor, along with educational and
informational signs associates with the green space are described in the next section.
C. Parking
a) Parking for both boat trailers (in 40’ x 12’ spaces) and regular vehicles (in 20’ x 10’ spaces) is
provided between the green space and the railroad tracks. The amount of parking is based on
that provided now (10 trailer space and 40 regular spaces) plus that allowed under the City’s
contract with the State’s LMF agreement. This amounts to a total of 21 trailer spaces and 56
regular spaces.
Under the plan the location of some existing spaces nearest the waterfront are relocated.
Handicap spaces are to be provided and located close to the paths.
The parking areas feature circular turnarounds scaled to permit trucks with boat trailers to
reverse direction. The southern turning circle is sized to allow canoe and kayak drop-off close
to the launch site.
The plan also allows for a gate to be installed if there is a need to secure part of the area at
night.
D. Water Street/Waterfront Connections
A number of design initiatives are proposed to maximize linkage between downtown and the
improved waterfront park. A link to Gardiner Common, a scenic overlook and connections to
Water Street at Steamboat Lane, Baileys Lane, and Depot Square are all proposed. These
improvements are all on public land; private and public/private initiatives to improve this vital
connection between downtown and the waterfront are discussed in the next section.
a) Waterfront/Gardiner Common Connection. By upgrading the School Street right-of-way as a
pedestrian way, a link between the waterfront, Water Street, and the Common (and the
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Final Draft Waterfront Plan ~ April 2008
neighborhoods that surround it) can be made. This is a historic way that will be restored; it
ties in with the proposed scenic overlook (see below) and allows access via Steamboat Lane.
b) Water Street Scenic Overlook. Acquisition of the Webber lot included acquisition of this
parcel on Water Street. Under the plan this space can function as a gateway to downtown and
an attractive overlook with car pull-off, possible small picnic area, and informational signage.
As envisioned, the design may be similar to the Hallowell overlook (south of the downtown)
and could become a stopping point for visitors traveling the Kennebec/Chaudiere Trail.
c) Steamboat Lane. The plan recommends that this historic way be retained and improved as a
pedestrian-only access route between the new park, the existing nature trail, and Water Street.
A gravel/stone dust surface is proposed. The structural integrity of the concrete underpass
(owned by MDOT) should be assessed, and the entire lane and retaining wall upgraded.
d) Bailey’s Lane. A one-way vehicular and pedestrian link is recommended here, opposite the
Gardiner Library and close to parking on the waterfront. To accommodate both, a series of
improvements to this secondary gateway to the waterfront are needed These include possible
structural improvements as well as: aesthetic/maintenance improvements to the underpass;
repaving; landscaping; lighting; and new signage. This is the most visible and important
connection from the waterfront to Water Street and its historically-designated buildings; the
design improvements should reflect this importance.
e) Depot Square. This is the main entrance to the waterfront; it should be clearly visible, well
sign-posted, and attractively designed. To achieve these ends, it is recommended that:
overhand utility lines and poles be relocated; lighting (compatible with downtown) be
installed; sidewalks be improved; and banners and/or landscaping be added.
f) Ultimately, the Kennebec River Rail Trail should be extended from under the Pearl Harbor
Remembrance Bridge to Depot Square on the west side of the railroad right-of-way. This will
bring trail users directly to Gardiner’s waterfront park, an important connection.
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Final Draft Waterfront Plan ~ April 2008
Gardiner Waterfront
Amphitheater Design Guidelines
It is recommended that the existing area, at the inlet to Cobbossee Stream, be retained and
enhanced as an outdoor performance space. At present it is used, successfully, as the “talent
show” venue. Large crowds flood the lawn and surrounding areas, including the pumphouse rock
slope, for this annual event.
The concept plan (illustrated here) proposes a core, terraced lawn seating area, within the
surrounding path. About 200-250 people can be seated comfortably within the core area; many
more, mostly standing, can be accommodated informally in the surrounding area, especially if the
existing trees are carefully pruned.
These improvements should attract a variety of performers and/or performances. Johnson Hall
has indicated an interest in the space, understanding that, because this is a public space, there can
be no charge for such shows, though donations can be accepted. Local schools or other groups
may also value and use the amphitheater.
The enhanced amphitheater area also needs to have good lighting, electrical outlets, some form of
backdrop (at the stage area), and a completely level area on which to place different stage
platforms.
General design guidelines for the amphitheater follow:
•
•
•
•
•
•
•
•
•
•
•
•
•
•
Must be flood-proof (i.e., able to withstand strong “flood-way” current or be removable).
Be compatible with overall waterfront/downtown design elements (i.e., light fixtures, use of
granite - not concrete block, like mini-park).
Require minimal maintenance.
Have some sense of enclosure, for performances (i.e., extend the slope (and enclosure) to
the south so there is a consistent shape to the amphitheater, along a central axis).
Fit in with existing landscape (i.e., minimize tree removal, cut & fill, etc.).
Keep location of existing pathway and create a pathway to the south side (see plan diagram).
Upgrade water’s edge boulders.
Create comfortable viewing space (i.e., grassed terraces facing the stage, which is located
near path and water’s edge).
Make handicapped accessible.
Provide access for small truck/trailer to deliver/remove stage, screens, booths, etc.,
associated with performance.
Make allowance for lighting, sound, projection, etc. (provide necessary electronic outlets
that are flood proof).
Make space useful/useable when not used for performances (i.e., the majority of the
time…for picnics, eating, sunbathing, fishing, etc.).
Keep it simple, elegant, multi-purpose, and green.
Allow for multiple stage shapes and arrangements by (a) creating a level area between the
two southerly pin oak trees and the path (on which to place a stage); (b) removing the 3
granite benches; and (c) building a “post & beam” arbor (or pagoda similar to that proposed
at the boat launch) that will serve as a “backdrop” framework for performances.
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Final Draft Waterfront Plan ~ April 2008
Existing performance
space
Amphitheater site
14
Final Draft Waterfront Plan ~ April 2008
Gardiner Waterfront
Pumphouse Architectural Guidelines
The existing pump station on the waterfront is elevated above the flood zone. It is a 30’ x 35’
single-story, flat-roofed concrete structure with attached, wooden, toilets in poor condition.
The structure is unattractive but visually prominent and, when funds allow, the exterior should
be upgraded.
It is recommended that any upgrade:
a) include public toilets (that meet handicapped-access standards); and
b) be compatible with Gardiner’s historic, New England style, architecture.
Guidelines to ensure that the exterior upgrade meets this second goal include:
•
hire an architect to undertake the upgrade design;
•
provide a sloped, dark shingle roof with a pitch that matches historic structures;
•
use clapboard siding material and trim that matches historic structures;
•
use paint colors that are recognized as being compatible with historic structures;
•
retain all essential, existing, vents and openings necessary for the functioning of the
facility, but such vents and openings may be “disguised” to be compatible with the new
architecture;
•
incorporate energy-efficient/cost effective measures, if appropriate;
•
incorporate quality materials that limit maintenance costs; and
•
obtain approval of the design from the Gardiner Planning Board and Historic Design
Review Committee.
•
Public toilets to be located on west side of pumphouse.
•
Use simple shed-type roof for toilets and information shelter.
•
Locate information center/shelter on south side.
•
Place “information” sign on south side gable and size so it is easily seen.
•
Provide, in the sheltered information area, information about:
o The Kennebec/Chaudiere region (with map);
o Area businesses and accommodations (with map);
o Gardiner’s history;
o River wildlife and fishery;
o A map/diagram of Waterfront Park facilities.
•
Employ “green” construction wherever possible.
15
Final Draft Waterfront Plan ~ April 2008
Optional:
•
Add small cupola and sturgeon weathervane.
•
Place small array of solar panels on roof to power lights.
Pumphouse Surroundings:
•
Create public square/plaza in front of pumphouse.
•
Provide suitable lighting (to match downtown lights, or bollard lighting).
•
Fence the area, along top of steep slope, to define plaza.
•
Create a small view platform (that extends over the slope, eastward).
•
Provide benches (same design as waterfront).
•
Add outdoor informational/educational boards along fence and view platform.
•
Landscape plaza area with small gardens and/or container gardens.
•
Add patches of loam/dirt and seed with native wild flowers to rock-strewn slope (create
horizontal “sweeps” of color).
•
Add removable bollards between plaza and entrance road.
Concept sketch for pumphouse improvements (left). View of the pumphouse from the river (right).
16
Final Draft Waterfront Plan ~ April 2008
Conceptual sketch of the pumphouse improvements and other site improvements.
Example of pumphouse improvements, Rockland waterfront.
17
Final Draft Waterfront Plan ~ April 2008
Public/Private Design Initiatives
The success of Gardiner’s waterfront and its connection to downtown does not rest with the City
alone. The City must work cooperatively with the private business community, particularly in the
vicinity of south Water Street, to ensure success and to further the broad goals for this project.
Three inter-related issues provide opportunity to work together. Paramount is the need for additional
parking to serve businesses in this area; this is especially important if new uses are to be encouraged to
help revitalize the buildings, and, if access to the upper floors is improved, making them suitable for
service or residential uses.
1) Parking.
Kent Associates has explored three concepts to make more parking available, at this south end of
downtown, none of which have been discussed with the property owners. They are, at this time,
just concepts.
−
−
−
The first would require the demolition of Bailey’s Auto Sales building; this could make room
for ±16 additional surface parking spaces; another option for this parcel would be the
construction of a new, modest, building with basement parking.
The second would involve the Bailey’s Auto Sales lot on the west side of Water Street and
the Savings Bank of Maine parcel adjacent to it; ±36 surface parking spaces could be
accommodated here, or ±80 spaces if a deck were constructed to permit 2 levels of parking; if
the latter proved viable, the City might consider partnering such a project; City and/or TIF
funds might be used, especially if the City itself (and Gardiner Library) gained some spaces
from such an arrangement.
A third, complementary, option is the use of the Gardiner Feed lot for parking; again, 2
options may be possible, irrespective of ownership; the first option would be converting most
of the lot to parking; under the second option, the existing building would be retained and
restored while the remainder of the lot could serve as parking. (Note: the entire lot is in the
floodway; the existing structure is grandfathered from flood regulations, but no new building
could be constructed here.)
2) Future Building Uses
The Planning Decisions report advocated active uses such as taverns, a sports store, and/or
restaurants on the ground (Water Street) floors of the buildings facing the riverfront. Such uses
compliment uses on the waterfront and can take advantage of the views. The provision of parking
to support such, more intense, uses needs to be emphasized, as does the possibility of extending
this private space over the public right-of-way below, between the private buildings and the
MDOT railroad ownership.
3) Access to Upper Floors
Under the “bundled” projects package, Douglas Richmond Architects are working with WrightPierce to identify groups of buildings on Water Street that can be better served by a common
elevator core. To date, the owners of the buildings at the south end of the street have not indicated
a common interest in such a scheme; the door to such an elevator access scheme should, however,
not be closed.
18
Final Draft Waterfront Plan ~ April 2008
5. Design Elements
This section serves two purposes. The table, below, describes the recommended design elements and
“furniture” associated with improvements to the waterfront. These same descriptions have helped
establish cost estimates.
Following the table are examples of design elements. The photographs and illustrations that follow
serve to show the quality and design of various elements such as benches, lights, planting material,
signage, etc. The final, selected, elements will be spelled out in the bid documents; the examples
show, as closely as possible, what is recommended.
Element
Lights
Use fixtures similar to downtown (but consider shielded lights);
Use pedestrian scale fixtures (not tall ones like in the Arcade
parking lot);
Consider low level (bollard-type lights along boardwalk)
Benches, etc.
Granite to match those on nature trail
Picnic tables – traditional type bench and table (as one unit);
consider picnic shelters
Wooden or metal benches (similar to downtown) on the
boardwalk itself, firmly secured
Landscaping
Lawns: to begin level, with boardwalk, and rise slightly toward
parking area; incorporate low berms along gravel path.
Trees (native, hardwoods): keep existing trees where possible
(including pines); plant new trees to create “rooms” and
accentuate paths to boardwalk.
Shrubs/grasses (ornamental, native): plant primarily near
benches and on berms; use low maintenance plants such as
roses and grasses.
Curbing
Granite curbing throughout; consider both vertical and sloped
granite
Paving
Roads and parking areas – asphalt.
Special areas (circles, pumphouse, and crosswalks) – color
paving/paving stone/brick/granite cobblestone))
Paths and sidewalks:
− nature trail (from Steamboat Lane; gravel to match existing
nature trail)
− sidewalks associated with access roads (brick to match
existing)
− green space/park, paths (gravel dust)
− connect to trail/new sidewalk on School Street (Common to
Water Street)
19
Location
−
−
Along access routes at Depot
Square and Bailey Lane
Adjacent to parking areas
−
Along waterfront walkway
−
Place along pathways in zone
2 (green space)
Put picnic tables in lawn
areas and at arbor
On boardwalk and/or at pump
station (above flood zone)
−
−
−
see Plan
−
see Plan
−
see Plan
−
Along all access routes and
parking areas
−
All roads and parking areas
Final Draft Waterfront Plan ~ April 2008
Arbor
Timber structure (like Maine Botanical Gardens) – possibly
with roof (clear) over and paving below
Signs
Identifying signs
− announce Gardiner’s Waterfront Park and list facilities
there.
Informational/Educational signs
− provide key information about history (post- and preEuropean settlement) and natural world
Bike Racks
Provide for cyclists, from KRRT and elsewhere, who wish to
use park or nature trail.
−
Just at boat dock area (see
Plan)
−
At Depot Square and at
Bailey Lane/Water Street
−
Placed at overlooks near
arbor and boat ramp and
along boardwalk
−
At toilets/overlook, at arbor
(next to boardwalk), and near
kayak launch/nature trail
Entrance (at Depot Square)
Accentuate entry with lighting, signage, banners on poles,
−
landscaping (trees), flowers, colored streetprinting, granite
bollards, and possible removal and/or relocation of utility poles.
Security
Allow for possible future installation of gate to close off south
−
end of parking lot (at Steamboat Lane) late at night.
Evaluate need for security camera
−
20
See Plan
Near Steamboat Lane
Location unknown
Final Draft Waterfront Plan ~ April 2008
Lights
Downtown style lighting (left) with
banners should be installed at the
gateways and along the waterfront
parking area.
Lit bollards (right) are proposed to be
attached to the boardwalk.
Benches, etc.
The use of granite for benches
helps establish a consistent
design theme for the waterfront
(and downtown). Granite
benches will also hold up to
flood events. Benches in the
downtown style (left) could be
secured to the boardwalk and
used up near the pumphouse.
Downtown style trash
receptacles are also
recommended.
21
Final Draft Waterfront Plan ~ April 2008
Landscaping
Plantings should be kept as simple, natural, and low-maintenance as possible. Roses and ornamental
grasses, along with evergreen shrubs, are suggested.
Paving
The crosswalks, bumpouts, and traffic circles (centers) are all recommended to be paver or
cobblestone to add visual interest – instead of landscaping or lawn, for the bumpouts and circles.
Paths should typically be stonedust, similar to the Common (with edging), and pavers (like above) for
paths that connect between the parking and the boardwalk. The nature trail will remain a gravel
surface.
22
Final Draft Waterfront Plan ~ April 2008
Arbor
The arbor for the Waterfront is envisioned to be an open, wooden structure to provide partial shade
for seating and visual interest. The photo above (top) shows an example of the quality and style that
should be incorporated on the Gardiner Waterfront; the sketch below it (above) is from the Downtown
Plan, also showing an arbor along the waterfront. The waterfront arbor, and/or any picnic shelters
that might be constructed, could also be architecturally inspired from the historic train depot shelter
(photo below) which was once located in Depot Square.
23
Final Draft Waterfront Plan ~ April 2008
Signs
Informational signage should be
located at the information station at
the pumphouse, and could be added
next to the boat launch (serving
arriving boaters). Educational
signage (nature, history) can be added
throughout the waterfront park.
Signage for the Kennebec-Chaudiere
Trail is recommended for the Water
Street overlook. Signage for the
waterfront will be coordinated with the
Citywide Signage Plan.
24
Final Draft Waterfront Plan ~ April 2008
Bike Racks
A few bike racks should be provided, such as the styles above.
Entrance (at Depot Square)
Streetprint or pavers could be used at the Depot Square entrance (see Plan) to accentuate the gateway
and make it more attractive. The paving/texture could even be extended out to the edge of the
shoulder of Maine Ave to better define the roadway in that area.
25
Final Draft Waterfront Plan ~ April 2008
Granite bollards (left), with or without chain connectors, should be used along the sidewalks (both
sides) at the Depot Square gateway (and at the Bailey’s and Steamboat gateways) to further
accentuate the gateway. Landscaping at the gateway should also be included to beautify this
entrance.
Lighting and possibly new Waterfront banners
should be added to the gateway at Depot
Square.
26
Final Draft Waterfront Plan ~ April 2008
6. Costs & Funding
This table shows the breakdown of costs by project phases, as well as potential funding opportunities
for each component. (For full cost breakdowns, see the cost estimate tables in the Appendix.)
As noted in Section 2, Phasing Plan, the components listed under each phase are estimates of what
can be funded and accomplished within the given timeframes. Ultimately, the implementation under
each phase will be dependent upon the funding opportunities; if funding becomes available for certain
components, they may be implemented regardless of which phase they are listed under (unless there is
a specific requirement on the timing of implementation).
(For full cost information see Cost Estimates in the Appendix.)
Phase II Improvements (2008-2009)
Complete waterfront boardwalk
Estimated
Construction Cost
Grant/Funding
Opportunities
$99,600
CEG, Riverfront
Bond, LWCF
CDBG, CEG, MITF
CDBG, CEG, MITF
CDBG, CEG, MITF
CDBG, CEG,
TIF/local funds
CDBG, CEG, MITF
CDBG, CEG, MITF
CDBG, CEG,
TIF/local funds
Riverfront Bond,
TIF/local funds,
Private funding
CEG, MDOT,
Riverfront Bond,
LWCF
Install underground electrical infrastructure
Install underground stormwater infrastructure
Lay out and install parking
Lay out and install green space (lawns, major
landscaping)
Install lighting
Install paths
Install site amenities (benches, pergola/arbor, trash
receptacles, etc.)
Construct amphitheater
$74,650
$151,900
$195,900
$85,000
Expand public docks
$26,500
Subtotal:
Phase III Improvements (2010-2011)
Install informational/educational signage
Make improvements to the main gateway entrance
Make improvements to Steamboat Lane and Bailey’s
Lane entrances
Construct Water Street overlook park
Make the School Street ROW trail connection to the
Common
Make additional landscaping improvements, including
site improvements at pumphouse
Upgrade public restrooms at pumphouse, make
exterior/façade improvements
Remove unnecessary overhead wires, especially at the
main gateway
Subtotal:
27
$74,400
$92,200
$50,700
$45,150
$896,000
$12,850
$52,075
$37,000
CDBG, CEG
CDBG, CEG
CDBG, CEG
$42,200
MDOC, MDOT(TE)
MDOC, MDOT(TE)
$19,500
CEG, Riverfront
Bond
CDBG, CE, MITF,
Riverfront Bond
CDBG, CEG,
TIF/local funds
$126,000
$6,500
$296,125
Final Draft Waterfront Plan ~ April 2008
Grant/Funding Sources
CDBG – Community Development Block Grant, DECD
CEG – Community Enterprise Grant, DECD
MITF – Municipal Investment Trust Fund, DECD
MDOT(TE) – Transportation Enhancement
MDOC Trails Fund – Department of Conservation
LWCF – Land & Water Conservation Fund, MDOC
Riverfront Community Bond
TIF, local match funds
Private funding
Preliminary Budget, Phase II
The budget for the first portion of Phase II, to be completed in 2008, has preliminarily been set at
$350,000. This funding comes primarily from Congressional Earmark ($147,000), Community
Enterprise Grant ($150,000), and a City match ($58,000). This funding is projected to cover several
components under Phase II, including installing underground electrical and stormwater infrastructure,
engineering and constructing the parking, and site grading and lawn/landscaping. Additional funding
sources will be explored over the course of the spring and summer, such as MITF and the Riverfront
Community fund, and additional components of the plan may be implemented in the 2008-2009
timeframe as funds become available.
Waterfront (CE) FY09
In the $150K CE grant application, the City came up with a local cash match need of $58,350 for the
overall project being proposed. The local funds will go towards the engineering and inspection costs and
other expenditures.
Waterfront (Project Canopy) FY09
The City has applied for $8,000. Requires a 1 to 1 match (match funds cannot be federal funds). The LMF
implementation grant ($3600) the City is eligible for may be used as match. The City will be able to use
another $1000 remaining from a Gardiner Savings grant. The City also will provide about a $1000 in-kind
match, for labor and administration. The estimated total local cash match is $2,400.
Waterfront (MITF) FY09
The City would like to apply for MITF for $300,000 and roll additional work into next phase. Work will
focus on pumphouse improvements ($120,000), for ADA restrooms and façade/roof improvements, as well
as the installation of bollard lighting along the boardwalk ($32,400). The other will go towards the
stormwater drainage (±$150,000). The Earmark, local funding, and CE funds may be used as match, so no
new local match is needed.
Waterfront (Riverfront bond) FY09
(In project development at the time of this plan’s development.) The Earmark, local funding and CE funds
may be used as match.
28
Final Draft Waterfront Plan ~ April 2008
Waterfront (Recreation Trails Project) FY 09
Possible source for up to $30,000, from Bureau of Parks and Lands (requires 20% local match, or $6000),
due in November 2008.
Phase II:
Final Site Plan
250’ boardwalk construction
Site layout: parking/landscaping
Estimated budget need: $350,000
Available Grant Opportunities (Agency, Type, Deadline):
MITF (Nov. ’07 Bond Issue)
Riverfront Community Bond (Nov. ’07 Bond Issue)
MDOC LWCF (Deadline: 7/31/08) (Cap of $25,000)
MDOC RTP (Recreational Trails Program) (Deadline: Nov. 2008) (Cap of $30,000 for nonmotorized, $100,000 for motorized)
Current Funding Mix:
Earmark Request
$147,000
Community Enterprise $150,000
City Match
$58,000
Pending Applications:
None Current
Previous Project Funding:
City funds:
$271,000
CDBG
$124,000
SHIP
$95,000
Robinson Trust
$5,000
DOC (LWCF)
$50,000
MITF (DECD)
$500,000
Land for Maine’s Future
$73,334
(includes $90,000 contingency budget)
DECD
MaineDOT
Robinson Trust
Bureau of Parks and Lands
Dept of Conservation
29