City of Rockland, Maine
Comprehensive Plan - Future Land Use
Introduction
City of Rockland Future Land Use
Residents consider Rockland to be an exceptionally livable community, thanks in part to its lively arts scene, supportive culture, walkable neighborhoods, creative economy, proximity to the ocean, and wealth of natural resources. Because of these attributes, Rockland will consistently face pressures of growth. Growth is often viewed as positive, but growth management begs several important land use questions: How should residential neighborhoods be equitably preserved and enhanced? Where are appropriate areas to promote infill development? Where should residential, commercial, industrial, and rural growth areas be designated? Thoughtful and effective land use planning can help the City answer these questions, enhance quality of life, and protect and celebrate community character. This section outlines Rockland’s Future Land Use goals, objectives, and strategies.
Growth Areas
Future Land Use Map
Rockland’s Future Land Use planning anticipates that residential, industrial, institutional, mixed-use, and open space areas will remain largely consistent with existing patterns. The plan also anticipates that the regulations governing development will not be static, but will adjust and adapt to changing needs and policy direction. Zoning boundaries and specific use, dimensional, and performance standards will be modified over time as ordinances are revised and updated. Future land use modifications will be informed by a combination of the vision, goals, objectives, and strategies of this plan.
Neighborhood Areas
The comprehensive plan identifies fourteen neighborhood areas in the City of Rockland and those areas are shown in the map below. The Future Land Use section of the comprehensive plan provides a description of neighborhood characteristics and future planning considerations for each neighborhood.
City of Rockland, Maine neighborhood areas as identified in the comprehensive plan.
Future Land Use Focus Areas
The following Focus Areas are distinct sub-areas of Rockland that present unique challenges and opportunities as the City grows and land use pressures increase in the future. In these areas the City will need to address a combination of special planning, zoning, or infrastructure considerations. These areas were identified early on in the planning process through a series of consensus-building conversations with stakeholders, residents, and community leaders. Each focus area has its own attributes and qualities that necessitate closer examination in the land use planning process. This Focus Areas section of the Future Land Use chapter provides additional insight and guidance on each of these areas.
The Waterfront
Rockland’s waterfront balances a full range of uses that coexist next to, and sometimes overlapping with, each other. In many locations along the waterfront marine-related and compatible non-marine uses provide a bridge between the city’s maritime activity and the commercial, tourist, residential, and recreational activities. The waterfront also faces challenges of aging infrastructure, public access, development impacts, and climate change.
Finding a balance between these sometimes competing, sometimes mutually beneficial, always shifting waterfront environments is an ongoing challenge. While encouraging water dependent uses along the full waterfront may be desirable, other opportunities may also provide benefits that support the city and offer a path toward a sustainable, healthy waterfront in the future.
Planning for the waterfront will continue to be an iterative process in order to remain responsive and relevant to evolving and cyclical conditions.
Special Planning Considerations
Overall
- Waterfront policies should preserve marine uses, but also provide for a balance of non-marine uses to allow the waterfront to adapt to changing economic trends and evolving infrastructure needs, as well as to spur needed investment
- Encourage water dependent uses on the ground floor in non-residential areas
- Connect the public waterfront properties with an integrated vision
- Public policy and regulation should support the working waterfront, but recognize that a one size fits all approach might not be the most appropriate approach
- Incorporate public access wherever possible in waterfront development projects
- Provide access/support for the changing marine economy (e.g., aquaculture and renewable projects)
- Provide adequate facilities to meet the needs of the various waterfront users
- Better connect downtown with the waterfront, including water facing buildings and facilities
- Better connect the waterfront to downtown so that downtown is welcoming from the water
- Maintain and enhance visual and physical access to water
- Expect pressure from residential and tourism related development and proactively incentivize marine-related and compatible non-marine related uses in appropriate areas
Tillson Avenue Area
The Tillson Avenue area of Rockland acts as a transitional area between the downtown Main Street corridor and the waterfront. This area also connects to the Harbor Trail and offers a dynamic mix of commercial activity.
Special Planning Considerations
- Review the Tillson Avenue Downtown TIF District Infrastructure Plan to determine if there are portions of that plan that the City should implement
- Implement connectivity improvements to access the waterfront (harbor trail, consistent lighting, wayfinding, etc.)
- Review the zoning, particularly along the waterfront, to ensure they are sufficient for preserving the working waterfront and maintaining physical and visual access to the water
- Use development standards to encourage appropriate design and construction for the area which must include provisions to:
Maintain or enhance view corridors
Provide access for the harbor trail
Consider parking needs
- Factor in sea level rise for waterfront construction and infrastructure
- Review mobility considerations for industrial uses, foot traffic, and other access needs
- Analyze density impacts on traffic volume
Camden Street Area
The Camden Street area sits on the north end of Rockland at the city line where it borders the town of Rockport. This area is a mix of commercial corridor retail and residential neighborhoods, along with a small section of waterfront.
Special Planning Considerations
- Review and, where feasible, implement recommendations in the Camden Street Plan
- Incorporate complete streets goals into future projects
- Build sidewalks and and ensure harbor trail connectivity
- Implement limited transitional areas to buffer Route 1 commercial from neighborhood areas
- Review the zoning, particularly along the waterfront, to ensure it is sufficient for preserving the working waterfront and maintaining physical and visual access to the water
- Use development standards to encourage appropriate design and construction for the area which must include provisions to:
Maintain or enhance view corridors
Provide access for the harbor trail
Consider parking needs
- Factor in sea level rise considerations for waterfront construction and infrastructure
- Analyze and implement strategies for intersection near old garage
- Create better transitions between commercial uses and the residential uses (including waterfront areas off front street).
Old County Road Corridor
Old County Road is a major corridor on the outer edge of the Rockland future growth area that connects Thomaston and Rockport. This corridor acts as a transitional zone between the denser residential and downtown section of Rockland and the rural, outer edge area.
Special Planning Considerations
- Corridor planning for Old County Road that develops a common vision for how this area should look over time and explores what rules (uses, density, etc.) could help achieve that vision
- Low impact commercial uses which would be considered compatible with existing traffic corridor, residential uses, and transition from developed to rural
- Revise ordinances as needed to help achieve the vision for the corridor
City Hall / South School Area
The City Hall / South School area is a mix of residential, institutional, commercial / industrial uses directly adjacent to the primary industrial zone for the city. This mixture of land uses creates unique challenges and opportunities as Rockland grows in the future. Due to its proximity to the limited industrial land within the boundaries of the City this area is most likely to intermingle non-residential and residential uses and to face pressures from this transition.
Special Planning Considerations
- Examine the City Hall and Public Services properties to determine the expense vs value of moving these uses. Consider coordination with possible future development
- Analyze environmental impacts of new development, as a portion of the area is within the Marsh Brook watershed and associated wetland areas.
- Consider or improve transitional zoning between business / industrial uses and existing residential uses as appropriate
- Focus planning efforts on the future of this mixed use neighborhood; improving transitional zoning, and exploring uses and dimensional standards as appropriate
- Consider air quality impacts created by the proximity of residential and industrial areas
- Explore options for improving connections between the school and the surrounding residential uses
- Consider alternative industrial access points to avoid industrial vehicles passing the school and increasing air quality issues
- Explore options for redeveloping the intersection around food pantry and school
