Rockland Harbor public access a plan to improve public access to Rockland's waterfront

[From the U.S. Government Printing Office, www.gpo.gov]

ROCKLAND
HARBOR

PUBLIC ACCESS

A Plan To improve Public Access
To Rocklands Waterfront

HT
393
M2 Prepared by LAND USE DEOSIONS
R63
1990

"Financial assistance for preparation
of this document was provided by a
grant from Maine's Coastal Program
through funding provided by the U.S.
Department of Commerce, Office of Ocean
and Coastal Resource Management, under
the Coastal Zone Management Act of
11972, as amended.1t

LAND USE DECISIDNS

TABLE OF CONTENTS

Section I

Inventory & Analysis ............................. 1

Section II

Focus Groups .................................... 12

Section III

Concept Development ............................. 16

Section IV

Implementation Program .......................... 24

Appendix ............................................. 30

0 177 High Street, Portland, ME 04101 (207) 774-1101
0 RR2, Box 879, So. Casco, ME 04077 (207) 655-3238

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INVENTORY AND ANALYSIS

INTRODUCTION

Clustered on two promontories of land in Rockland's harbor are a mix
of commercial and industrial activities that dominate the
waterfront. Crockett and Atlantic Points are home to a variety of
users, which over time have made Rockland the gateway to the
Penobscot. The mixture of land and water uses together with a
growing marine-recreation industry are placing new demands on this
historic waterfront.

For the pedestrian, the harbor has a variety of visual access points,
both formal and informal. It is a large semicircular harbor facing
east, ringed by a bluff, with elevations ranging from just a few feet
in the southern areas, to over thirty feet in height to the north.
In many places along the waterfront, 10 - 20 foot piers built to
serve vessels with deep drafts make physical access to the water's
edge difficult and largely confined to a few locations.

Access to Rockland's waterfront is from a variety of locations,
however U.S. Route 1 (Park Street locally) provides the greatest
source of people and vehicles to the area. Park Street terminates at
Tillson Avenue on Crockett's Point and is just south of Rockland's
historic district. The United States Coast Guard Station and a mix
of commercial and industrial uses are located here. The harbor to
the north becomes shallow and leads to residential neighborhoods. At
the town line with Rockport, is the Samoset Inn, a historic
breakwater and lighthouse. See Site Plan--Existing Land Use Plan,
following page.

Water, sewer and power are available to all waterfront parcels. The
Camden Rockland Water Company serves all of Rockland, including the
waterfront. The distribution system is considered to be in good
condition, with adequate water pressures and flows. Long range
planning calls for enhanced fire protection and service reliability
in the South End, as well as periodic upgrading of older mains. No
timetable has been established for the new distribution and storage
facility. The replacement of older mains occurs simultaneously with
planned road construction.

The sanitary sewer network along the waterfront is built around a
gravity system leading to the wastewater treatment facility on
Tillson Avenue. It is supplemented by five pump stations and one
lift station.

ROCKLAND 1 Final 7-90

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1. RESIDENTIAL

Residential waterfront properties are located along the north end
of the harbor, In most instances, homes are on a bluff ten to
thirty feet above the water, making access to the water
difficult. Included in this neighborhood is the Littlefield
Memorial Church which currently has plans to build an elderly
housing project on a portion of their property.

Water depth in this area of the harbor is shallow, subject to
wave action and dominated by clam flats. In light of this, a
Resource Protection District has been proposed for this area.

In the south end, a large residential neighborhood (over 200
homes) is located adjacent to the first tier of waterfront
parcels. Their close proximity to the harbor underscores the
need for expanded access and recreational facilities.

2. RECREATIONAL FACILITIES

The City of Rockland has a variety of waterfront parks and access
points. Five have been identified through this survey spanning
from the Breakwater to South End Park. These parcels range in
size from just a few hundred square feet, to over thirteen acres.

Harbor Park, located on City land one block south of Park Street
has several on-site facilities and serves as the focal point for
municipal waterfront activities. Located within a 5 block area
are the Chamber of Commerce (with showers for the boating public)
restaurants, public moorings, boat launch and fish pier. Parking
for over 80 vehicles is provided with a maximum limit of two
hours. This is the site of numerous waterfront festivals drawing
thousands of people. The most noted: The Maine Lobster Festival
and Schooner Days take place during August and July.

Visually this is a very interesting area with many viewpoints of
the harbor and insights into its working waterfront. This site
is a key area for the public, being easily accessible from both
land and water, and providing direct access to downtown.

The Old Public Boat Launch sees limited use because of it's
deteriorating condition. There are no other facilities at this
site. Parking for 30 vehicles and a lawn area for day use is
available immediately adjacent on Fisherman's Wharf. This is a
tight urban space with limited visual access; however it should
be refurbished since there are few public access points along
Rockland's waterfront, and every effort should be made to
maintain existing facilities.

ROCKLAND 2 Final 7-90

South End Park, located south of Atlantic Point is the second
waterfront park maintained by the town. Physical access to the
site is excellent, the open gently sloping topography affords
good views of the harbor and beyond. The launch facility here is
capable of handling boats up to 50 feet in length. Pontoons are
put out during the summer months providing temporary docking for
boats. Parking for approximately 60 vehicles (with trailers) is
provided along with a sports field, volleyball net and portable
restroom. facilities.

Rockland's light house and granite breakwater have been in
service since 1888. The historic breakwater is accessible to
pedestrians via an existing footpath at the end of Samoset Road.
On-street parking for 6 cars is available. A Waterfront Action
Grant is providing the funding for improvements to this path
which will include handicap accessibility and expanded parking.
Construction is scheduled to begin in the spring of 1990.

Nevilleson-Berliowski Park and Sandy Beach is a day use area
owned by the City. It provides parking for 6 vehicles and has a
picnic table area. Access to the water is provided over remnants
of the Central Maine Railroad right-of-way and down a 5 to 10
foot rock embankment. This park affords excellent views of the
harbor and is especially important, being immediately adjacent to
the South End residential neighborhood. In 1986, the Army Corps
of Engineers proposed building two groins in order to maintain
and expand upon this beach area. Unfortunately, funding for this
project, which was to be a joint effort with the City, fell short
and the plan was shelved.

3. RESTAURANTS

Restaurants with direct access to the water play a minor role
along Rockland's harbor. Only two of the approximately 70
waterfront parcels lie within this category.

The Black Pearl & Dry Dock are two restaurants, immediately
adjacent to one another and under single ownership. The Dry Dock
(which is land side) stays open during the winter months, the
Black Pearl is open during the summer. The pier has been used in
recent years for day-trip tour boat excursions by the Lucky
Lady. The site has good level access for both vehicular and
pedestrian use; parking for 15 +/- cars is available. This makes
the site very satisfactory for visual public access, allowing the
public to get out over the water.

Captain Hornblowers provides take-out food. It services summer
and ferry boat traffic. It is on land leased from Knight's
Marine.

ROCKLAND 3 Final 7-90

4. PROFESSIONAL

There are two parcels on the waterfront devoted to professional
uses; The Island Institute and offices on the O'Hara property.

The Island Institute is a non-profit institute which works on
island conservation and resource management issues for the State
of Maine islands. It is located on a parcel of land leased from
the old Holmes Packing Company.

O'Hara leases professional office space and parking on one of
their parcels on Crockett's Point. Both marine and non-marine
oriented businesses utilize these facilities.

5. EDUCATIONAL FACILITIES

Region 8 Vocational Center is located in Rockland on the border
with Owls Head. The site has 400 linear feet of waterfront;
however it is largely unused due to ledge and rock outcropings.
The area between the classroom building and the waterfront is
used as a truck-driving training course. In addition, the
Department of Marine Resources leases building space at this
facility for boat repair. Boats arrive by trailer, usually
landing at South End Park.

Hurricane Island - Outward Bound is a non-profit corporation
hich has been operating on Rockland's waterfront since 1975.
They have a yearly average enrollment of 1500 students. They
w

currently access their waterfront and 14 moorings from two piers
and a hoist; between May and October they put out a float. Their
fleet of 28 vessels which range in size from 13 to 50 feet travel
the waters of Maine from Cape Elizabeth to Eastport. Land
facilities include a boat house, offices and a recently completed
logistics building. Plans for expansion in the next five years
may include an upgrade of their boat house and offices.

6. TRANSPORTATION

The Maine State Ferry Terminal operates two ferry boats servicing
the islands of Vinalhaven, North Haven and Matinicus. They also
lease a boat slip here to the Marine Patrol for their 211 boat.
Ferry boats run on average 3 trips per day to both Vinalhaven and
North Haven and once per month to Matinicus; parking for 80 cars
is provided. Hours of operation are from 8-5 in the summer and
8-4 in the winter. On rare occasions the pier is rented out to
vessels for $25 per day and $100 per night.

ROCKLAND 4 Final 7-90

The current facility is thirty years old and renovations are
planned in the next four years. In 1990, a 100 car gravel
parking area (immediately south of the current facility) is
planned, and by 1994, construction of a new terminal is scheduled
to begin.

7. GOVERNMENT SERVICES

On the eastern most projection of Crockett's point, lies the
United States Coast Guard Facility. They have had an active
presence in Rockland for over fifty years, originally sharing
this site with the ferry terminal before the Department of
Transportation moved to their present location. Currently, a
buoy tender, ice breaker and a harbor tug, with a combined length
of 550'all tie up along their pier. In addition they have two
floating docks (501 x Vand 50' x 121) which are used by their
two rescue boats.

The City of Rockland's waste water treatment facility provides
secondary treatment, and is located on the waterfront on fill at
the head of Lermond's Cove. Effluent is discharged into the
harbor from an outfall pipe extending southeast from the
facility. The plant is operating at 40 - 50% of design capacity
with the potential of serving a population of 50,000 people. In
recent years, industrial activity has grown in the service area
by nearly 20%, the majority of this activity occurring in the
industrial park.

8. COMMERCIAL

Commercial activities along the waterfront can generally be
classified into three categories; marine related, street oriented
and under utilized.

Rockland Boat Inc. is a marine retail and wholesale operation
located on Crockett's point. Their main business is boat
building supplies for lobster and dragger fishermen. In the past
they made use of their double marine railway for ship building,
but this activity no longer occurs at this site.

There are several businesses located on Main Street and one on
Camden Street which serve the land-side public. In the downtown
area is a one block section of commercial uses that front on Main
Street with waterfront in the rear. Located here is an
audio/video shop, a barber shop and 15 apartments on the second
floor.

ROCKLAND 5 Final 7-90

Further north at the intersection of Main and North Main Street
is Spear Lumber, a retail lumber, hardware and building supply
store. This waterfront parcel has a wharf, however it is not
presently used. Moody Pontiac/Buick and Harley Small Engine
Repair are-located adjacent to one another with their principal
buildings addressing Main Street. Their back lots run along the
bluff making access to the waterfront difficult. Kallock Fuel is
a fuel oil and L. P. gas distributor. They use their waterfront
site only for equipment storage, having moved their fuel tank
facilities to the industrial park. This leaves the site largely
vacant and under-utilized. Yvonne's Texaco and Car Wash is the
most northerly of Rockland's commercial waterfront properties.
It too, is a street oriented business located on the bluff with
an inaccessible waterfront.

.9. FISHING/FISH PROCESSING

There are four fish or marine material processing facilities on
the Rockland waterfront. They are Stinson Canning, Frank J.
O'Hara, Port Clyde Foods, and F.M.C..

Stinson Canning, O'Hara and Port Clyde are the only processing
companies which have any fish brought in by sea. O'Hara owns and
operates 4 fishing boats which bring in white fish and squid
which is then processed into frozen filets and other products.
At Stinson, large sardine ships offload at their wharf. Sardines
are processed but not canned at this facility. At Port Clyde
Canning sardines and fish steaks are processed and canned.
During the summer, Port Clyde's one sardine boat off-loads fish
at their wharf between 2 and 7 times a week.

F.M.C. processes seaweed for use in a. variety of products at
their site on the harbor. All the seaweed is brought to this
facility by truck. The wharf at F.M.C. is not required for the
operation of this plant, however, sea water is used in the
processing of the weed.

Three other fish processing operations exist in Rockland. They
are located in Rockland's industrial park but often obtain the
product they process from boats which off-load at the Fish Pier.
These operations are North Atlantic Products which processes
dogfish; Skaansen which pickles herring; and M & N Seafood which
markets high grade ground fish to the Boston market. M & N
operates one fishing boat from the fish pier thus obtaining some
percentage of the product they market from this source.

ROCKLAND 6 Final 7-90

All other fishing related activities which occur in Rockland
Harbor operate at the Fish Pier or at Fisherman's Wharf.
Fisherman's Wharf is used primarily by small one-person fishing
boats to load their gear or to off-load their catch. The Fish
Pier operates as the center of fishing related activity on the
harbor and provides parking and required services to the
fishermen who use it. At the present time the majority of the
boats which are operating from the fish pier fish for scallops,
herring, mussels and some ground fish. No lobsters are landed
directly in Rockland however lobsters landed on the islands are
often brought to Rockland by the island dealers for transport to
market. In the future a Lobster Car may be added to the fish
pier. This addition may increase lobster off-loading at this
facility.

Trucks work from the fish pier, picking up catches directly from
the boats and transporting them to processing plants, directly to
sales facilities such as the Portland Fish Exchange, or to local
retail outlets such as Jordan's Fish Market or Jess's Fish
Market. Services provided on the fish pier include bait, fuel and
salt. Ice is purchased at O'Hara's. One additional service
which operates from the fish pier is the oil boat which
transports heating oil to the islands off Rockland. Five loads
go from the pier each week. These trips supply approximately 95%
of the oil used by the islands. One problem at the fish pier is
that the harbor bottom is silting in around it. The area needs
to be dredged if future access to the entire pier is to remain at
all tides.

The only other fishing related establishment on Rockland's
waterfront is the Dog Island Lobster Co. Although this operation
has a waterfront location it does not appear to be actively
operating at this time.

10. MARINAS

There are presently four locations along Rockland's waterfront
that provide marina type services to the recreational boater.
These locations are Knight's Marine, O'Harals, the Town Landing
and Lermond Cove Marine.

Knight's Marine is a full service marina which provides water, a
restaurant, showers, laundry, repair services and boat supplies
to resident and transient boaters. They have 40 rental moorings
and berth space for 20 additional boats. The largest boat which
can be accommodated dockside at Knight's is 100 feet. Knight's
has two travel lifts to launch and haul boats of all sizes,
however this launch facility cannot be used at low tide.

ROCKLAND 7 Final 7-90

There is storage space for over 200 boats at Knight's during the
winter months and parking for over 300 cars during the summer.
Dinghy storage is provided behind their floats in the summer.
Knight's provides both commercial and recreational boat repair.

O'Hara's is a new marina service. It's first full season was
1989. It provides most of the same services as Knight's with the
exception of launching, hauling, storage and a restaurant. There
are only three rental moorings at O'Hara's, but there is pier
space for over 50 boats on finger piers placed from the O'Hara
wharf. These slips were approximately 90% filled during the 1989
season. Parking space is limited at O'Hara's but at present
there is enough parking to accommodate the existing number of
slips available. There is access to this facility at all tides.

The Town landing provides services to transient and resident
boaters in Rockland Harbor. The Chamber of Commerce building is
adjacent to the landing and supplies showers and a phone; there
is water and electricity on the landing itself. Parking is
provided in Harbor Park adjacent to the landing and a trash
receptacle is available there to collect refuse. The city sets
out 22 moorings off the Town landing and rents them by the night
or week. There is no overnight berth space at the landing, but
boats may tie up there for short periods of time. Dinghy's may
be tied up behind the floats. This facility is accessible at all
tides.

Lermond Cove Marine is located near the head of the cove and is
the smallest existing marina on the harbor. It has 10 rental
slips and provides water and electricity on it's float. Parking
for five or six cars is available at this facility, however no
other services are provided.

Three additional marina's are in the planning stages. one is
being planned by Paul Devine for his property adjacent to
Fisherman's Wharf. This marina would provide essentially the
same services as O'Hara's and Knight's, plus provide a cable T.V.
hook-up and a sewage pump station. This facility will have 35
slips and a 90 foot wharf. It has recently received both Town
and D.E.P. approval but still requires a permit from the Corps of
Engineers. It is scheduled for construction in the spring of
1990.

The second facility is planned by David Edwards for the old
Connors Brothers site. This marina will be a full service marina
and provide approximately 250 slips and 50 to 100 moorings when
completed. This marina is proposed as part of a larger mixed use
project which would include a single family residential
component. it is anticipated by Mr. Edwards that construction of
this project is at least two years away and is dependent on
favorable zoning and his receiving the needed regulatory permits.

ROCKLAND 8 Final 7-90

The third facility is under consideration by Chris Bebe for the
old Sea Pro site. At this time it is not certain that this
facility will be constructed, but it is a potential site for the
development of a marina.

.Findings:-
Over the past four to five years recreational boating in Rockland
Harbor has increased dramatically. Knight's Marine is presently
operating at full occupancy most of the summer, and O'Hara's
operated at close to 90% occupancy during it's first full summer
of operation. Use of the Town landing increased 193% between
1986 and 1989 and the city is presently considering increasing
the pier space available there. One new marina is scheduled to
open in Rockland harbor this coming summer (1990) but it will be
a small facility offering only 35 new slips. Additional
facilities will be needed to keep up with the growing demand.

The two additional marina facilities (in the planning stages)
should help accommodate this demand if they actually are
constructed.

11. EXCURSION BOATS

Numerous long and short term excursion boats use Rockland Harbor
as their land base of operations. Their numbers have grown
significantly in recent years and are expected to continue to
grow. At the present time there are four locations along the
harbor where these boats arrive and depart. They are the Town
Landing, the Black Pearl Restaurant, Ken Barnes' Wharf, and the
North End Ship Yard.

At the town landing there are two schooners, one friendship sloop
and one deep sea fishing boat which arrive and depart. A lobster
fishing boat and a large power excursion boat depart from the
Black Pearl Wharf. Three schooners and one power boat use Ken
Barnes' wharf as their center of operation. Five schooners
depart from the North End Ship Yard, and there is room for one
more to utilize this site.

Parking for patrons of the vessels which depart from the Town
Landing is in the Harbor Park lot adjacent to the building.
There is adequate parking there for these boats. Parking for
patrons of the boats which leave from the Black Pearl Wharf is in
the restaurant lot and there is adequate parking there. Parking
at Ken Barnes' Wharf is inadequate at this time because there is
only enough space on this wharf to park cars for two of the boats
which depart from there. All additional cars must be parked at
another location in town.

ROCKLAND 9 Final 7-90

The North End Ship Yard has enough parking at their site for all
the patrons of the five boats which utilize this wharf and they
could accommodate the vehicles generated by one additional boat.

12. BOAT REPAIR

There are a variety of boat repair facilities on Rockland's
waterfront. The largest is National Sea Shipyards at the South
end of town. National Sea repairs approximately 50 to 55 vessels
a year and-works primarily on ferry boats, fishing draggers and
smaller navy and coast guard ships. The largest ship which can
be hauled at National Sea is 210 feet and 1000 tons. At National
Sea all types of repairs are undertaken from general maintenance
to major structural work. Most work is accomplished at the two
dry dock facilities at the shipyard, however some vessels are
repaired dockside at their 2701 "long dock".

Another repair facility for large boats in Rockland is the North
End Shipyard. This yard is.primarily a support facility for the
many schooners which sail the coast of Maine and has been used to
build or repair a number of these vessels. The yard operates by
providing space to the vessel owners to do their own work. All
work in the yard is accomplished in this manner with the vessel
owners undertaking the actual work. The yard provides a marine
railway, a machinery building and a small shop.

Other boat repair and/or refurbishing operations on the harbor
include Knight's Marine, O'Hara's and a temporary schooner
refurbishing operation on Paul Devine's land next to Fisherman's
Wharf. This facility is presently leased by Ray Williamson to
rebuild a schooner for the Maine tourist trade. It is a short
term lease which will expire in the spring of 1990. George
Stevens would like to build a new repair facility on his land
next to the Fish Pier. Finally any boat contractor can pay a fee
to the city to obtain a permit to conduct boat repair work on
commercial boats which are tied up along side the fish pier.

13. INDUSTRIAL

There are three general manufacturing concerns on Rockland's
waterfront. They are Fisher Engineering, The State of Maine
Cheese Company and Bicknell Manufacturing. Fisher Engineering
manufactures Fisher Snow Plows at their plant in Rockland. They
use this facility for manufacturing and storage of this product.
The State of Maine Cheese Co. manufactures cheddar and Monterey
Jack Cheese at their site on the harbor. Approximately 1/2 a
million pounds of cheese are manufactured at this facility each
year. Bicknell Manufacturing makes stoneworking tools at their
plant in Rockland. These tools are used in quarries and in the
engraving of headstones for cemeteries.

None of these shorefront manufacturing concerns utilize their
waterfront location in the operation of their business.

ROCKLAND 10 Final 7-90

14. MARINE INDUSTRIAL

Prock Marine is the only truly marine industrial concern on
Rockland's waterfront. It is a firm which works in all type of
marine construction such as dredging, pile driving and the
construction of facilities such as docks, breakwaters, bridge
abutments and sewer outfalls. Prock Marine works throughout the
State of Maine but is based in Rockland. They currently have
seven barges and three tow boats. When not in use these vessels
are stored either at the Prock Marine Wharf adjacent to their
land base or on one of the three moorings they keep in the
harbor. At present the waterfront space available to Prock is
adequate for their needs, however inland storage space is needed.

ROCKLAND Final 7-90

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SECTION 2

FOCUS GROUPS

Summary of Focus Group Meetings on Waterfront Public Access

People attending the two focus groups on public access to
Rockland's waterfront expressed strongly held opinions on the
current and future policies governing the subject. This amy be
explained by the high ratio of waterfront property owners
attending. Of the 35 participants in the focus groups, at least
17 had ownership or business interests in waterfront property.

The single biggest issue on the minds of most participants did
not directly concern public access. The recently proposed
waterfront zoning provisions, which called for building setbacks
that would facilitate public access, were viewed with suspicion
by participants, who felt they could lead to requiring public
access over private property. This concept was strongly opposed
by most participants, who voiced fears of liability, vandalism
and interference with property rights if the public was allowed
unrestricted use of private property in the course of gaining
access to the waterfront.

When focusing on the concept of public access to Rockland's
waterfront, participants generally believed that the city already
owned enough waterfront property, and public policy should focus
on how to better utilize those parcels over acquisition of
additional ones. (It was stated that the city owned one-third of
the waterfront, although some people believed that the north end
is currently underserved for public access). Improvements to
Harbor Park, Sandy Beach Park and the public landing were
suggested, and supported by nearly all participants. The boat
ramp at South End Park was considered to be the best public
access facility currently in use.

Harbor Park, considered a primary waterfront access point in the
downtown area, was thought to be underdeveloped for the uses best
suited to its size and location. More picnic facilities and
improvements designed to make it "friendlier" were supported by
the participants.

Sandy Beach Park represents the only conveniently located
swimming facility in the harbor. People felt that additional
facilities are not needed here, since the water is too cold for
all but the hardiest swimmers.

ROCKLAND 12 Final 7-90

The public landing is considered too small and unorganized for
the use it gets in the summertime.

There was some support for improvements to be made in the harbor,
with the general goal of making downtown Rockland more accessible
to pleasure craft. The public landing is considered undersized
for the demand placed on it in the summer season, and there is a
shortage of protected moorings near the center of town.

Suggested improvements included the construction of an inner
breakwater to shelter boats from the southwesterly seas, and the
dredging of Lerman's Cove.

One public access idea not well supported included the creation
of a continuous waterfront walkway, either acquired over existing
land or through the construction of a boardwalk at the waters'
edge. The concept of a walking route directed over existing
public ways did not receive much support either. People felt it
either wasn't needed or it would lead to harassment of property
owners on the waterfront.

One idea that seemed well supported was a signage program that
would better inform people of available waterfront access points.

COMPARISON OF FOCUS GROUP RESULTS TO WATERFRONT ZONING SURVEY

The survey completed for the development of Rockland's new
waterfront zoning proposal presents an opportunity to compare the
focus group's perception of waterfront issues with those of a
broader constituency. While the focus group discussions
concentrated more specifically on public access than the survey,
certain questions in the survey shed light on the potential for
agreement or disagreement on public access policy
recommendations.

For example, the question in the survey that generated one of the
most positive responses concerned the creation of building design
standards that would maintain visual access to the water
(Question 13). 597 of 655 respondents favored this concept.
However, the proposed zoning revisions that appear to further
this goal were strongly objected to by many focus group
participants.

This apparent contradiction could be explained by the higher
representation of waterfront property owners at the meetings, but
the survey also broke out waterfront property owners, and 58 of
64 responded favorably to the question. A better explanation may
be harassment from public use of private property, perceived as a
condition of the proposed zoning provisions.

ROCKLAND 13 Final 7-90

There are positive correlations between the two research pieces
in other areas. The idea of better recreational facilities on
the waterfront was strongly supported by the survey and the focus
groups, with marina development being the most popular use to be
encouraged in Lerman's Cove, the North and South Central Zones
(Question 8).

The strong support for future acquisitions identified in the
survey may contradict the focus group participants' belief that
the city already owns enough waterfront land, but supports the
idea that public access should be publicly owned.

ROCKLAND 14 Final 7-90

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SECTION 3

CONCEPT DEVELOPMENT

INTRODUCTION

In the Concept Development phase of this project, Land Use
Decisions has worked to provide options to the City of Rockland
for improved public access to the Harbor. When bringing the
public to the waterfront it is important to identify and separate
incompatible uses, as well as reinforce existing locations where
access should be expanded. Mechanic Street Park for example, is
well located for recreational use, while Harbor Park, adjacent to
Crockett's Point creates a situation where commercial and
tourism/recreational activities mix and sometimes conflict. The
benefits from the proposed improvements to these sites and others
will lead to greater public use and enjoyment of Rockland's
harbor.

To achieve the goal of expanded public access, we have examined
expansion of existing facilities, improvement or development of
new facilities and explored administrative techniques for
obtaining access through private investment projects. This
section of the plan provides the following information.

A listing of recommended public access improvements for the
Harbor area.

Three Conceptual designs which illustrate options for
increasing public access to the waterfront. Included with
these designs is a descriptive narrative and concept level
cost estimates for their development. (Note: Cost estimates
are based on 1990 dollars for proposed physical structures.
Sitework and preparation expenses have not been included, and
should be prepared following detailed site investigations.)

A proposed schedule for the phasing and implementation of
recommended improvements

A list of priority properties for acquisition by the City.

ROCKLAND 15 Final 7-90

Recaimended Public Access Improvements for Rockland Harbor

Maintenance and Improvement of Existing Facilities:

1. Reconstruct old boat launch adjacent to Fisherman's Wharf and
provide periodic maintenance for it's up-keep.

2. Dredge the area directly adjacent to the Fish Pier to ensure
it's continued availability to boats of all sizes.

Expansion of Existing Facilities:

1. Up-grade Mechanic Street Park as shown on the conceptual
design developed for this report. Recommended facility
improvements include tennis courts, an additional picnic
area, the addition of underdrains under the existing soccer
field and relocation of the restroom facility.

2. Expand Nevilleson-Berliosiki Park and Sandy Beach by
acquiring additional frontage from Stinson Canning. Improve
this facility by removing the railroad tracks which cross the
property and by providing a walkway to the beach, an expanded
and improved picnic facility on the bluff above the beach and
additional parking.

3. Improve Harbor Park as shown on the conceptual design as
presented by the Rockland Parks Commission.

4. Expand the Town landing to provide additional float space for
transient boater access.

Development of New Properties:

Town Properties-

1. Develop a new municipal park on land adjacent to Route 1 and
Fales Street as shown on the conceptual design created for
this report. Facilities recommended to be developed would
include parking, a playground, a picnic area, a general
recreation area, overlook seating and a path to the shore.

2. Provide additional municipal parking in close proximity to
the water, especially around Harbor Park and Ken Barnes'
schooner wharf.

ROCKLAND 16 Final 7-90

CENTRAL

LERMOND-S It, I led shopy.,d
COVE ROCKLAND
HARBOR

PUSLIC ACCESS
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SOUTH END

3. Develop a mini-park on land on the harbor side of Front
Street between Acorn and Washington Streets. These parcels
are currently owned by Connor's Brothers and Maine State
Cheese and are used for the storage of equipment and
construction waste. This site, along the bluff overlooking
the Harbor is approximately 80 to 100 feet deep. It provides
excellent views of the harbor and is currently used
informally by the public as a visual access point to the
harbor. It is envisioned that through general clean-up of
the site and through the development of parking and
landscaping, this site could provide public access to the
harbor in an area of town which currently has little.

4. Develop a walking route as shown on the conceptual design
created for this report which originates at Harbor Park and
which links the park with Main Street and Rockland's historic
district. This route would incorporate signs, benches,
lighting and landscaping to provide a coherent, inviting,
visual walkway for visitors to the city.

5. Create a townwide signage program which directs people to the
waterfront and to specific sites within the waterfront area.
The location of proposed signage hubs are as shown on the
previous page.

Private Ownership-

1. Public access opportunities to the harbor can be created
through the development of private property by means of
ordinance controlled incentives or exactions or through other
means such as planning assistance. The development of sites
such as the Connors Brothers and Sea Pro properties could
provide the city with an opportunity for additional forms of
public access in the north end of the city and adjacent to
the historic seven sisters site. The types of public access
created in this manner would need to be negotiated on a
site-by-site basis with the developer but could include
waterfront parks, paths or walkways, picnic tables, boat
launches or passive seating for visual access.

Conceptual Designs

1. Mechanic Street Park

This existing 13 acre park provides open access to the harbor in
the South End. The existing public boat ramp is a heavily used
facility in the summer and the open field and picnic area allow
for a variety of activities to occur on this property. The
sportfield is used not only by the general public, but is shared
with the Junior and Senior High Schools.

ROCKLAND 17 Final 7-90

The expansion of this park (See Plan--Following Page) includes
the addition of tennis courts, a picnic area, underdrains for the
sportfield and relocated restroom facilities. These are largely
independent improvements which allow them to be phased according
to local need and capital financing ability. No land acquisition
is involved in this recommendation and existing topography is
favorable for the proposed activities.

ITEM QUANTITY UNIT COST TOTAL

Underdrains 1060 l.f. $15/l.f. $15,900
Tennis Courts 3 $18,000 55,000
Picnic Tables 6 $ 150 900
Bar B Que Stands 2 $ 84 168

Total $71,968

2. Fales Street Park

This 6 acre parcel currently owned by Mr. Claude Broutin is
located along a thirty foot bluff commanding outstanding views
of the harbor. A park is proposed for this parcel (See
Plan--Following Page) as a means of providing public access from
adjacent residential neighborhoods to the north-central harbor
area. Proposed activities taking place here would be passive,
in keeping with the residential neighborhood it abutts and to
provide respite from the highway activity along Route One.
Facilities include; parking for 15 cars, a play structure,
picnic tables, overlook and a stabilized path to the shore.

ITEM QUANTITY UNIT COST TOTAL

Parking/Asphalt 900 sq.yds. $13.85/s.y. $12,400
Play Structure 1 $12,000 12,000
Overlook gazebo 1 $ 5,100 5,100
Fence 500 l.f. $ 5/l.f. 2,500
Picnic Tables 7 $ 100 700
Bar B Que Stands 7 $ 84 588
Benches 1 $ 98 98

Sub-Total $33,500
Land* $1,300,000

TOTAL $1,333,500

The cost estimate for the Broutin property was calculated
using assessed value of this property and then adjusting this
value up 30% to reflect approximate market value.

ROCKLAND 18 Final 7-90

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of the harbor
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Bluff overlook

. . ...... Access to shore
Large level area
Off-street entrY

3. Pedestrian Facilities--Downtown

In an effort to increase public awareness of waterfront
activities downtown and in the Harbor Park area, we support the
work of the Parks Commission and the Chamber of Commerce in the
redesign of Harbor Park. To build upon this work, we propose
enhancing pedestrian facilities in this area through a walking
tour. It would link the Harbor area with the Main Street
Historic District and the proposed Residential Historic
District. Such a plan would include:

Lighting
Signage
Fencing
Seating

Furthermore, a series of vest-pocket parks within the Residential
Historic District incorporating the above site elements would
help to promote the district as well as provide small public
spaces for those wishing to learn more about the area.

These improvements are proposed at a variety of locations over
both public and private property (See Plan--Following Page).
Therefore these recommendations should be considered only the
first step towards achieving the goals of separating pedestrian
and vehicular flow and facilitating public access to the
waterfront.

ROCKLAND 19 Final 7-90

LIGHTING

Visual link to t
Proposed Residential Historic District POTENTIAL POCKET* PARKS Fri SIGNAGE

1J.p pr-ldl.9

Wil'

FENCING

split-coll gone.

SIDEWALK
SEE PERSPECTIVE SKETCH *13'

F-XI-bTal"

Main Street Historic District

PERSPECTIVE SKETCH "A"
PROPOSED WALKING TRAI View

-SEE P961SPECTIVE 8 ETCH 'A'
or or Fisher...*. Z",
Waterfront
FENCING & SEATING AREA

SIGNAGE
For Walking To,, alias
PLAN
",\A
d 400' 8OW ised LIGHTING

CROSSWALKS

Linking Rockland's waterfront
with the Main Street Historic
District /Commercial Area & the PERSPECTIVE SKETCH "B"
proposed Residential Historic District.

SCHEDULE FOR PHASING AND IMPLEMENTATION

YEAR MAINTENANCE & IMPROVEMENT EXPANSION NEW DEVELOPMENT

1991 Old Boat Ramp Floats at Front St. Park
at Town Landing

1992 Mech. St.-Soccer Field Harbor Park Municipal
underdrains parking in the
waterfront
district.

1993 Mech. St. -Restrooms Sandy Beach Signage Plan

1994 Dredging Municipal Fish Mech. St. Walking Tour
Pier -Tennis Cts.

1995 Mech. St. Fales St. Park
-Picnic Fcty.
-Landscaping

ROCKLAND 20 Final 7-90

LIST OF PRI10RITY PROPERTIES FOR AgQUISITION

PROPERTY ESTIMATED COST*

Front Street Properties
.5+/- acres from Maine State Cheese $ 46,800
1.7+/- acres from Connors Brothers $ 172,100
$ 218,900

Sandy Beach Expansion
.9+/- acres from Stinson Canning Company $ 378,350

Fales Street Park
6 acres from Mr. Claude Broutin $1,300,000

Market value estimated utilizing 1989 assessed value (70% of
market value) applied to percent of parcel identified for
purchase.

ROCKLAND 21 Final 7-90

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INTRODUCTION

Implementation of the various public access ideas outlined in this
plan will require a variety of initiatives by the city. These
initiatives will either fall in the acquisition or regulation
category and which strategy is appropriate will depend on the
nature of the project, on available funding and on the general
will of the people regarding regulatory requirements.

Outlined below are a range of potential strategies for
implementing the access initiatives in this plan along with a
matrix which suggest which of the described options are
appropriate for each initiative.

Acquisition Methods:

Full Fee Interest - Fee simple interest to a piece of property
gives the holder of the fee the right to exclusive use and
possession of the land subject only to restrictions such as zoning
or other applicable local, state or federal laws. The major
advantage to a municipality in acquiring fee interest in a parcel
of land for public access is that it's permanent and it gives the
city total control over how the parcel will be developed and
used. The major drawback to this option for providing access is
that it is very expensive. Coastal property in Maine is
increasing in price each year and the purchase of such will
require a sizeable outlay of funds. Two additional drawbacks to
municipal ownership are that land so purchased will be removed
from the property tax base and municipal liability may increase
slightly.

Easements - An easement is a legal right to use another persons
property, generally for a specific purpose such as public access.
This right is generally purchased separately from ownership of the
land itself and therefore is typically far less expensive than
purchasing a fee interest. In the case of public access in
Rockland, an easement could be purchased by the city from a
coastal land owner to provide certain types of public access
opportunities. These easement rights may include rights of
passage, visual access rights or actual physical use rights and
the size and type of easement would generally be reflected in the
price of this form of access opportunity. By employing this type
of approach, a landowner could grant an access easement for access
to the shore for the general public but could explicitly limit the
manner in which the easement was used in terms of hours, volumes
and type of use.

Land Trusts - A land trust is a not-for-profit corporation
organized to acquire land for conservation purposes. However, a
trust could be established whose sole purpose is to acquire
shorelands to provide local public access to a community's coast.

ROCKLAND 23 Final 7-90

A major advantage in the use of a land trust for the acquisition
of land or easements is that the funds supporting the organization
are generally private. In addition, land owners can take a tax
deduction if they donate or sell a property at a "bargain" price
to a land trust and because land trusts are generally small and
local they can often act quickly to acquire an important parcel of
land that may otherwise be sold into development.

Other forms of acquisition may be available to Rockland for the
purchase of coastal property and should be investigated and
evaluated. These include bargain sales, installment sales, and
eminent domain. Each of these options is described in the
Department of Economic and Community Development's booklet
entitled "Methods for Providing Public Shoreline Access: A Review
of Market Based and Regulatory Techniques". This booklet can be
obtained by contacting Fran Rudolf at the Office of Comprehensive
Planning (289-6800).

Regulation:

Incentive Zoning - Incentive zoning is a regulatory method which
is often used to allow a developer to exceed the limitation of
otherwise applicable zoning regulations, such as density
restrictions or setbacks, in exchange for providing specific
public amenities like public access to the shore. This regulatory
method is currently proposed in Rockland's waterfront zone
amendments and would allow a developer either a density bonus or a
setback reduction bonus on certain types of development in
waterfront zones. In return the developer would be required to
provide public access in the form of visual access or physical
access such as a coastal walkway, general use open space, the
development of a restaurant or the provision of office/rental
space for a water dependent use.

This structure as currently proposed should be effective in
creating public access option on private land but should be
expanded to include the addition of facility improvements such as
a public boat launch in the list of allowable trade items in the
bonus swap. If this incentive method proves ineffective for
Rockland or inconsistent in it's ability to provide needed access
opportunities, the exaction method described below may be a more
reliable alternative.

Exactions - An exaction is a regulatory requirement established by
ordinance which would require a land developer to dedicate an
interest in land for public access. Typically this access would
be in the form of an easement to or along the shore but could also
be visual access or the provision of an actual piece of property
for recreation or access purposes. Legal restrictions on the use
of exactions require that exactions for public access must be
substantially related to the impacts associated with the
development. If the development will have no adverse impact on
physical access to the shore, for example, then exactions to
require such access would be legally vulnerable. In addition, the
amount of access required from a developer must be in proportion
to the size and scale of the development and the adverse impacts
anticipated from it.

ROCKLAND 24 Final 7-90

ALTERNATIVE METHODS FOR CREATING NEW PUBLIC ACCESS

OPPORTUNITIES TO ROCKLAND HARBOR

METHODS

Fee Acquisition Easement Land Trust Incentive or
Acquisition Exaction
Zoning

AREAS

1. Expansion X X
of Sandy
Beach

2. Fales St. X
Park

3. Municipal X X
Parking

4. Front St. X X
Park

5. Undeveloped X
Sites
(Connors Bros.,
Sea Pro)

ROCKLAND 25 Final 7-90

Funding Sources.for Waterfront Planning and Development

Coastal Planning Grants:

Coastal Planning Grants are available to municipalities for
comprehensive waterfront planning to develop management plans that
will guide future development activities in waterfront/harbor
areas. Other eligible activities include preliminary design and
engineering for low cost waterfront construction projects such as
park or waterfront facilities that improve public access. The
maximum grant awarded under this program is $25,000 and there is a
town matching requirement of 50% of the grant amount. Facilities
developed with Coastal Planning Grant funds must be available to
the general public.

Contact for more information on this program:

Kirk Schlemmer, Office of Community Development, Department of
Economic and Community Development, 289-6800.

NOTE: DECD is presently considering changes to this program and
should be contacted if this funding source is considered for
future projects.

Waterfront Action Grants:

Waterfront Action Grants are available to municipalities for
acquisition and development of shorefront land to improve public
access. These funds can be used for the acquisition of land, the
construction of low cost facilities on waterfront land and for the
rehabilitation of municipally owned piers. The maximum grant
awarded under the Waterfront Action Grant program is $50,000 and
there is a town matching requirement of 50% of the grant amount.
Facilities developed with these funds must be open to the general
public.

Contact for more information on this program:

Mary Boyd, Office of Community Development, Department of Economic
and Community Development, 289-6800.

Community Revitalization Grants:

Community Revitalization Grants are available for downtown
revitalization, housing rehabilitation, public facilities
improvements and other local programs such as waterfront
development that benefit low and moderate income people. The
maximum grant amount for this program is $500,000 for a one year
grant and $1,000,000 for a two year grant. Some private or
municipal funding source is required for any project funded
partially through Community Revitalization Grant money.

ROCKLAND 26 Final 7-90

Contact for more information on this program:

Peter Lyford, Office of Community Development, Department of
Economic and Community Development, 289-6800.

Land and Water Conservation Fund:

The Land and Water Conservation Fund provides federal funds
which can be used to reimburse up to 50% of the cost of
acquisition or development of public recreation facilities.
These funds can be used to buy land, stabilize slopes, and
develop park facilities but any land which is bought or
developed with these funds must be committed to a recreation use
forever. The maximum grant awarded under this program has been
$50,000 for the past two years but this figure may change
depending on this years federal allocation to Maine. Facilities
developed with these funds must be open to the general public.

For more information on this program, contact:

John Picher, Office of Community Development, Department of
Economic and Community Development, 289-6800.

Wallop Breaux:

Wallop Breaux fund is a federal program which is administered by
the Department of Inland Fisheries and Wildlife. Ten percent of
the monies in this fund are dedicated to public boat access
projects. These projects must be public but a fee can be
charged to cover the cost of operation of the facility. There
is a 25% state or local matching requirement in this grant
program.

Contact for more information on this program:

Bob Williams, Department of Inland Fisheries and Wildlife,
289-5261.

Boating Facilities Fund:

The Boating Facilities Fund is a State program which is
administered by the Bureau of Parks and Recreation in the
Department of Conservation. Grants under this program are
awarded for the development, acquisition, repair or improvement
of State, regional or local boat access sites. Facilities
developed with these funds must be open to the general public.

Contact for more information on this program:

Richard Skinner, Bureau of Parks and Recreation , Department of
Conservation, 289-3821.

ROCKLAND 27 Final 7-90

Maine Department of Transportation, Division of Ports and
Harbors:

The Maine Department of Transportation periodically funds
dredging projects throughout the state. Depending on the size
and type of project, funding sources may be of federal or state
origin. There generally is a local match requirement of from
20% to 50%-of the project cost.

For more information on this funding source contact:

Robert Elder, Director of Ports and Harbors Division, Maine
Department of Transportation, 289-2841.

ROCKLAND 28 Final 7-90

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NOTES FROM TWO FOCUS GROUP MEETINGS IN ROCKLAND

How would you define "Public Access to the Waterfront?"

o The boat ramp at South End Park is excellent. Four can be
launched at a time and it is very busy in the summer.

o At my North End Shipyard, the schooners there draw many
people. They are usually not a problem, but I am able to
supervise them and keep out people who are undesirable. I
do not think the setbacks proposed in the new waterfront
zoning ordinance are necessary.

o The definition of public access may depend on who is using
it. Townspeople may have a different idea than tourists.
For example, a view of the harbor may be sufficient public
access for some, but not for others.

o Land next to the Maine State Cheese Company is vacant and
used informally. Unfortunately, people tend to leave their
litter down there.

o The public landing and fish pier are forms of public access,
although the low draught. available at the fish pier limits
its use.

o I've observed many vessels using the harbor in recent years,
and we should-look at public access from the water. It is
getting more difficult to get moorings. Also, it is
difficult to launch a skiff from your boat and find a place
to put ashore near the town pier.

o Walkways are a form of public access, either through the
construction of new improvements or over easements on
private property. (Many people are quite concerned about
the liability they would face if they granted easements to
the public over their property.)

o Public access means publicly owned. We do not want the new
zoning to force us to allow the public on our property.

0 Other forms of public access include marinas, visual 'access,
@fishing, clamming, walking on the beach, picnicking,
swimming (the water is too cold to allow much demand for
this).

2. Where is the best public access to Rocklandis waterfront?
Why does it work? How could it be improved?

� The breakwater out by the Samoset is an excellent public
access point. However, the parking facilities are terrible.
(Kathy Sleeper pointed out that the city will be
constructing new parking and access improvements this year.)
It was suggested that toilet facilities be added, since it
is so far from public facilities.

� The boat ramp at the South End Park is probably the best
public access in the city. The facility has two launching
areas and floats up to four boats at a time. Parking is
adequate and the facility has done a good job meeting the
increased use it has seen in the past few years.

The picnic area at the park is hard to get to. You either
have to walk up the hill from the public parking or cross
private property from above.

� The Sandy Beach Park is good for the limited swimming
facilities that are needed (the water is too cold!).
However, the clam diggers seems to take up most of the
parking spaces that are there. They either need a new place
to park or should be moved down to the South End Park.

� Harbor Park is well located near the downtown and seems to
be used.quite a bit. It was pointed out that there is never
a problem finding a parking place there, so maybe it's not
used enough. Harbor Park needs to be made more functional.
There are not enough picnic tables and it's not an
especially attractive place for people to bring their lunch.

� It was pointed out that there needs to be more directional
signs to boat ramps and other waterfront access points in
the city.

3. What kind of public access facilities are currently missing
from Rockland's waterfront?

P-There was some talk about kids fishing on the private piers
on Crockett's Point. The property owners are quite
concerned about their liability if someone should get hurt
there. When it was asked if the creation of a recreational
fishing pier in the downtown area might alleviate this
problem, the response was that people will go where they
think the fish are, not just where the facilities are
located.

o It was suggested that recreational boaters, especially
cruising or medium sized boats, need an inner breakwater to
protect them from the southwesterly exposure.

o Parking is a potential problem at any public access point.
People were concerned about congestion, convenience of
access, and especially protection from vandalism.

o It was suggested that Lerman's Cove be developed as a
mooring area (dredging?). There also needs to be a chart of
mooring areas and moorings in the harbor. Someone else
suggested that a public launch service be developed so that
recreational boaters would have access to the downtown.

4. How would you rank additions/improvements in order of
priority?

o Both focus group sessions felt strongly that the city owned
plenty of shorefront land on the harbor. Any investments
made should be in improving and/or maintaining those
facilities that are already owned.

o The improvements that appear to generate the most consensus
included:

Improved public landing so transient boaters can land
close to downtown.

Additional moorings in Lerman's Cove

Another public dock for cruise ships

Redesign and reconstruction of Harbor Park to make it
more attractive
Directional signs to existing public a*ccess points

5. Are there areas on the waterfront that should be
11off-limits" to the public? Which area?

o Crocketts Point was considered an important working
waterfront area, so public access should not be encouraged
there.

o Many waterfront property owners attending the focus groups
expressed strong feelings against public use of their
propoerty. They beleived the proposed waterfront zoning-
provisions requiring setbacks were a threat to their
property rights. Their biggest concern about public access
on private property was liability, and also potential
vandalism

FOCUS GROUP - CITY OF ROCKLAND, MAINE - February 13, 1990

2 P.m.

Dick Spear, former Ferry Terminal Manager
David Hollis - Non-waterfront resident
Doug McMahon - Plumber - Waldo Avenue resident
Elmer Montgomery - Mechanic Street resident
David Rackliff - Electrician - Water Street-resident
Madeline Philbrick - owner of Sea View Garage (just burned)
Al Dinsmore - current Ferry Terminal Manager
Bob Liberty - owner of Trade Winds Motor Inn
Alan Mitchell - owner of Harbor Park Associates
Brad Carter - realtor representing Seapro potential buyer
Eliot Gamage - Trustee, Littlefield Memorial Baptist Church/South Main Street resident
Newty Chambers - Scott Street resident
Frank O'Hara - Fishing Consort. & Marina
(2) Douglas and Linda Lee North End Shipyard
Gordon Page - National Sea Industry
Virginia Larsen - Black Pearl/Dry Dock Restaurants
Raymond Gross, Editor, Courier Gazette
Elsie Fitzgerald - resident
Dick Colburn - resident
Earl Conrad - Port Clyde Foods
TonyDiNapoli - Jordan's Market

=participants

7 p.m.

George Stevenson - Marine Railway
(2) Horatio and Mary Cowan - Samoset Road residents
Jackie McLain - South Main Street resident
Peter Schwalbenberg - Marina
Ray Littlefield - Fisher Engineering/Ledger Corp.
Ben Perry - Fisher Eng./ Ledger Corp.
Charlie Siletti - FMC (Marine Colloids Division)
Wayne Tibbetts - South Main Street Resident
Paul A. Devine - Navigator Motor Inn & Marina-off waterfront
Patti Moran Wotton - Insurance Agency and resident
(2) Gordon and Barbara Thompson Waldo Avenue residents

=3 participants

APPENDIX C (THREE PARTS)

City of Rockland
Waterfront Zoning Survey
All Respondents

Number of respondents: 655

1.Where do you live? North: 218 Central: 156 South End: 141 Old County Road: 83

2.Do you own property in Rockland? Yes: 630 No: 19

Is it on the waterfront? Yes: 64 No: 452

3.In which age group are you? 18-24: 4 25-34: 61 35-50: 204 51-65: 203 Over 65: 177

4.How many years have you lived in Rockland? 0-5: 111 6-10: 52 11-20: 66 Over 20: 330

Own property, but don't live in Rockland: 77
Work in Rockland, but do not live there: 13

5.How would you rate public access a the present time?

Excellent: Good: Adequate: Poor: No opinion:

Pedestrian access: 75 162 175 192 22
Visual access: 59 157 165 212 1
Small boat access: 75 138 192 101 99
Recreational access: 41 82 121 308 61
Fishing access: 42 105 148 171 127

6.How important is tourism to Rockland's future economy? Very: 366 Somewhat: 236 Not: 38

7.What types of uses should be encouraged or discouraged? Encouraged: Discouraged:

Industrial Non-water Related: 253 333
Industrial Water Related: 352 230
Marine Uses (Fishing/Commercial): 551 44
Marina-Recreational: 566 37
Hotel/Motel: 391 187
Housing/Single and Multi-Family: 279 306
Retail/Over the Counter Sales: 364 207
Commercial - Warehouse: 169 383
Recreational/Parks: 542 56
Other:
None of the Above:

stc'! @t I

7 .77.1
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8. Should certatw6ses be encourage Ili pRnicularswions?
lp
lot 14
1 2 3 it 5 6 7 8

A. North End: 26'! 51 69 1-17 96 177 33 11 8.1
35 129 1,17 207 115 56
B. North Central: 4S 25 11
C. Lcrrnond's Cove: 36 135 159 200 60 29 43 is 73
D. Crocketts Point: 33 ISO 273 135 56 27 39 25 79
E. South Central: 2i 96 191 207 117 '10 69 21 1,17
10 150 67 69 20 31
r. Atlantic Point: 29 130
G. South End: 23 60 107 157 63 10.1 27 20

-it [lie waterfront should ITT; mscd, in [lie futurej for waler-depelidt-111 11% and pliblie access only?.
9. Do you feel Ili.
Ye-s: .126 No: 1 -11 No Op*MW .W

10. Should ex lansion ormisting now-walcr dependent m-alerfroul he grandfailimd? Yes: 231 No: 307
No Opinion:

alion? No Opinion:
11. Should tile City/Slalc providc incentives for rcloc. Yes: 305 No: 127

12. Should future residential uses on the waterfront -
Y cs: No: No Opinion:

.27
Bc';illowcd in certain areas:
Its
Allow singic-fantily1fonics.. 2-14 20.
.-J'amily uriil@.;- -16
Allow Iwo 155 34,
4, Allow,inulti-fanifly, units':" 2
3571
Wlowi co I

@Nii
t

-Y"
andards o
-w&rc4uirc spccifid,49
O'Should Ign st. 97

1 W 35
111:1 lice. the .1 ppca ra llce..@- -19
Should.welrOluirc specific design stmidardi to'cj' 7

f
tcd uses? 12
id"b" rved or marinc-
@k 15. Should somc,ofbili Iiii6tir sliou c-prc,s.6
A
n rt-rcsld@filial d&6lopmcnlJn rasicicutia as 55
ouldwc:,;A1ow.' 6' larc
16 Sit'

S
ould".*a"ddhibna'! n*c'%Y- ho mics- be Prohibited front amm rci. rcas) .1 2 16 1 --83
it tic Ila 7
AIM
is. Do you favorenlargcnicill. ot tile Downtown collillicrcial arca? 3: 8- 170 107

12,
19-Shouldweallocatclocal funds for fut6reacquisitionST'. 435 71
8:

City of* Rockland
aterri-ont zoning SLII-Vey
mlatel-fl-ont PI-Opel-ty ONVIlel-S

Number or respondcnis: 6-1

1. Where do you live? North: 29 Central: 9 St mth End: 20 Old County Road:

2. Do you own property !it Rockland? Y": No:

Is it on the waici-front? Ycs: No:

3. In which age grouparc you? 18-24: 25-3-1: 5 35-50: 16 51-65: 23 Over 65: 17

4. I-low many ycars have you lived in lZock-land? 0-5: 13 6- 10: 2 11-20:.'; Over 20:2.1

Own propcrty, but don't livc in Rockland: 12
Work in Rockland, but do not live there: 5

S. I-low would you ralc public accessat the present finic?

r--Xccllcllt: Good: Adquatc: Poor: No opinion:

Pcdcstrian access: 7 11 21 1
Visual access: 14 17 5 19
Small boat acccss: 11 16 -16 10 2
Reci-Cafionalacccss: 5 1.1 11 22 61
Fishingacecss: 7 5 16 16 12

6. I-low important is tourism to Rockland's future CC0110111y? Very: -12 Somewhat: 16 Not: 5

7. mat types or uses should be encouraged or discouraged? Encouraged:* Discoura,ged:

Industrial Non-water Related: 22 34
Industrial Water Related: 33 2-1
Marine Uses (Fishing/Commercial): 52 6
Mari iia-Recrea I ionl: 50 3
Hotel / Motel: -10 14
Housing / Single and Multi-r-amily; 30 2.1
Rctail / Over flic Counter Sales: -11 1-1
Commercial - Warchousc:. 21 32
Rccre.i(ional / Parks: 51 5
Other:
None or I fie Abovc:

8.Should certain uses be encouraged in particular sections? Yes: No:

1 2 3 4 5 6 7 8 9

A.North End: 1 7 4 13 5 23 3 15
B.North Central: 2 17 19 15 8 7 1 1 9
C.Lermond's Cove: 1 16 21 20 5 4 3 8
D.Crockett's Point: 1 21 26 18 5 3 1 4 8
E.South Central: 4 16 19 26 15 7 5 18
F.Atlantic Point: 2 17 16 17 5 6 3 19
G.South End: 2 8 12 14 5 14 3 3 22

9.Do you feel that the waterfront should be used, in the future, for water-dependent uses and public access only?

Yes: 41 No: 12 No Opinion: 4

10.Should expansion of existing non-water dependent waterfront be grandfathered? Yes: 27 No: 25
No Opinion: 6

11.Should the City/State provide incentives for relocatin? Yes: 34 No: 12 No Opinion: 9

12.Should future residential uses on the waterfront-
Yes: No: No Opinion:

Be allowed in certain areas: 37 13 3
Allow single-family homes: 29 15 4
Allow two-family units: 16 25 5
Allow multi-family units: 20 28 4
Allow a combination of all of the above: 19 22 1

Yes: No: No opinion:

13.Should we require specific design standards to maintain visual access? 58 1 3

14.Should we require specific design standards to enhance the apperance? 51 9 1

15.Should some of the harbor should be preserved for marine-related uses? 60 1 1

16.Should we allow non-residential development in residential areas? 7 44 7

17.Should additional new homes be prohibited from commercial areas? 28 19 11

18.Do you favor enlargement of the Downtown commercial area? 38 11 9

19.Should we allocate local funds for future acquisitions? 44 10 2

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