Developer Elliott Chamberlain has started work on the large Dunstan Crossing neighborhood in Scarborough, six years after buying the first piece of land for the project. "There were times," he said, "when we were not sure it would happen."
SCARBOROUGH - From a gravel-lined turnoff on Broadturn Road, you can hear chain saws and backhoes, the modest beginnings of what will be the largest neighborhood ever built in this town.
Ten or 12 years from now, more than a thousand people might call Dunstan Crossing home if all the 288 houses, townhouses and condominiums go up as planned.
They probably won't know their neighborhood came within inches of never existing.
"There were times," developer Elliott Chamberlain said, "when we were not sure if it would happen."
The scaled-down version of Dunstan Crossing -- formerly known as the Great American Neighborhood -- is finally moving forward, six years after the Chamberlain brothers, Elliott and John, bought the first piece of land for the project. Its history includes a divisive public referendum, a high-profile lawsuit, countless debates among town planners, and an investment of more than $3 million by ALC Development, before a single foundation was poured.
Crews are clearing land for the project's first phase, and Chamberlain hopes families can move in this summer.
Few development projects in Maine have received the level of scrutiny that Dunstan Crossing has.
The project brought the concept of so-called "smart growth" to the forefront of public discussion. From the beginning, Chamberlain wanted to develop a high-density neighborhood with small lot sizes, a mix of housing types, green spaces, and some shops and offices. Most of the new homes going up in Scarborough were upscale colonials on 2-acre lots.
"There needed to be a different option for people," Chamberlain said earlier this month during an interview at his office. "The whole idea of this is to try to recreate a New England village."
He called the concept a Great American Neighborhood, picking up on a national trend; the label had been used for similar projects elsewhere.
The proposal first went to the town's Planning Board in the summer of 2002. It called for about 400 housing units of various types, arranged in a village style on 150 acres near the intersection of Broadturn Road and Route 1. It was to be built over a period of 12 to 15 years.
Town leaders supported the idea. So did officials at the Maine State Planning Office and the Department of Environmental Protection, who had made the fight against suburban sprawl a top priority under Gov. John Baldacci. The Department of Transportation promised to deliver $2 million for improvements of the intersection of Broadturn Road and Route 1 if the project moved forward. The Chamberlains also agreed to pay the town $1 million for open-space conservation, to be matched by an outside agency.
"We all kind of liked that even with the size, it was consistent with the Dunstan area," Town Manager Ron Owens said. "It really was kind of a continuation of what already existed there."
The project's location and unprecedented size, though, made some townspeople nervous. They were concerned that too much change, too fast, could bring unintended consequences. Traffic could become a nightmare, they argued. School resources could be stretched thin. Opponents came together in the fall of 2002 and gathered more than 2,000 signatures to fight the development.
Councilors approved the Great American Neighborhood project in June 2003. A month later, though, more than 3,000 voters rejected that decision in a special election.
"More than 3,000 people do not live in the backyard of this property. This is a townwide sentiment," said Mary Angis, a leader of the opposition, on the day of the vote. She could not be reached for comment last week.
Elliott Chamberlain had two choices: Develop the land under its old zoning, which would mean about 60 single-family homes on 2-acre lots; or argue his case in court, claiming the town didn't follow the principles of its own comprehensive plan. That plan, drafted in the 1990s, called for some areas of higher-density residential development, but no such zones ever had been approved. Chamberlain decided to file the lawsuit.
Last year, a Superior Court judge ruled against the town, and in a 4-3 vote, town councilors changed the zoning to comply with the decision.
The scaled-down version allows up to 288 housing units to be built over the next 12 years. The 18 single-family homes and eight condominiums included in the first phase could be priced at $250,000 and up. The project still will include some shops and offices at some point, Chamberlain said, along with two parks and a community center. The $2 million from DOT, however, has vanished, as well as the $1 million for conservation.
Rich Cromwell, head of TMA Development in Brunswick, was pleased to hear Dunstan Crossing was finally getting under way. He and other builders had been watching the project as a model for other smart-growth neighborhoods.
When residents rejected the project, and the case ended up in court, that threw some cold water onto the smart-growth movement in Maine, Cromwell said.
"I think it discouraged people," Cromwell said. "They went at this thing the correct way. Everything was lined up. The stars were lined up."
But Cromwell said the backers of smart growth have pushed the concept ahead, despite the setback in Scarborough. There are more resources than ever available to developers interested in higher density, mixed-use projects, including federal and state grants, and local tax incentive packages. The Modular Homebuilders Association of Maine is holding a workshop on that topic early next year.
Owens, the Scarborough town manager, said the Dunstan Crossing project has helped change attitudes in town.
"We realize that we need to have a mix of housing," Owens said. The town has rezoned a couple of areas specifically for denser residential projects, including a neighborhood planned by developer Kerry Anderson. Other districts for smart-growth projects could be created in the future, Owens said.
You will not, however, hear Owens or others at town hall referring to any Great American Neighborhoods. That term, fairly or not, got a permanent black eye in the debate about Dunstan Crossing.
"We're calling them traditional neighborhoods," Owens said.
Staff writer Trevor Maxwell can be contacted at 791-6451 or at:
tmaxwell@pressherald.com
Reader comments
Law N' Order of Biddeford, ME
Dec 18, 2006 3:49 PM
There's plenty wrong with this Tim. A $300,000 home is a loser for a town if it has two children. It costs over $6,000 per year to educate a child. If Scarboro has a tax rate of $20 per thousand, the $6,000 gained in taxes is shot just educating the kids. For-er- productive families it's even more.
Adding in trash pickup,police services, fire service, etc., the town goes into the red by a lot.
Younger family people always want more in services than most of us oldsters did. Remember we're talking about "generation x", that whined to "mommy" until they got what they wanted. Now they expect the town to take over where their parents left off.
Want a housing winner? Build condos for single adults or senior citizens. They don't have kids to educate and they don't expect gold plated services.
Thomas of Portland, ME
Dec 18, 2006 3:30 PM
Greg, Cape E's tax rate is $16.16/thousand, slightly lower than Portland's of $16.31, so you don't have high taxes. You might pay a lot because you have high values, but your rate is as reasonable as Portland's. And I wasn't painting Cape E as better, I was trying to draw a parallel between Biddeford Pool and Prout's Neck (Biddeford Pool being the nice part of Biddeford). The big difference between Cape E and Scarborough is Route 1. You don't have it, and all that it entails. No Payne Road either. Otherwise, Cape E is nice, but nothing special (to me anyway). Certainly more deserving of its upscale reputation than say Falmouth (home of a Walmart for crying out loud). You could rather easilly extend the SoPo bus service through Cape E, following the old trolley route, and link the two state parks with the city, but that would be an uphill battle I imagine.
Sheri of Biddeford, ME
Dec 18, 2006 3:06 PM
This isn't just about the Dunstan area. Chamberlain construction has bought up hundreds of acres along Rt.1 and has plans to develope all of it. From the Cascade resturant back to Ross rd. All the way over to Curves. They are just about done developing "Shannon Woods" in back of Amatoes. This means MORE TRAFFIC every where,Not to mention they are destroying hugh amounts of animal habitat all for monetary gains. Who cares about the animals anyhow, they will only move into these developements because they have nowhere else to go. There will be more accidents. They will be called pests, But because of all the people, hunting will have to just about stop. Yeah, say the anti-hunters. I'm not against development, just developement that is enviromentally irresponsible ,non friendly and just plain greedy.
John of Scarborough, ME
Dec 18, 2006 2:34 PM
To Rick of Alexandria, VA...
Here's the challenge, at least in Maine, for the argument that advocates "Build it and they will come."
When "they" arrive, "they" expect top-notch services. Everything that you can imagine.
For example, this year the Scarborough Library Trustees wanted taxpayers to approve a $5million dollar expansion to the library. Amoung other things, the proposed library expansion included a cafe. (I am not kidding.) Taxpayers said no.
More recently, the Scarborough Town Council approved a $380,000 expenditure to install artifical turf at the high school. The total cost of the project was closer to $650,000, but to avoid voter approval, the council kept the public expenditure below $400,000 which is where voter approval is required.
And finally, in November, taxpayers said no to a $55 million proposal to build a new school and rehab an exisitng school.
My point is that these types of programs/expenditures point to the need for more regionalization of services. Simply proposing this type of development cloaked as a Comprehensive Plan without a thorough discussion of the implications on the current situation seems to me to be the wrong approach.
How this new development will fund a neighborhood school, and lure new good-paying jobs to Scarborough are open, and unanswered questions.
But what is well-known from recent history in Scarborough is that when 'they' arrive, 'they' will expect nothing but the best.
Greg of Cape Elizabeth, ME
Dec 18, 2006 2:34 PM
I'm still confused Thomas. What makes Cape so much better than Scarborough? We have neighborhoods (new and old), we have some business (Pond Cove Shopping Center), we have high property taxes (unfortuntely) and we have no public transportation. So what's so appealing as opposed to Scarborough? The main difference between Cape and Scarborough is size. In Scarborough, there is a lot more land to develop and in Cape we're almost taped out (mainly due to the Cape Land Trust, the Sprague Family, and various farms). I love my town and enjoy living here, but chances are I'd be happy in Scarborough, Gorham, South Portland or Portland too. I don't understand what makes Cape and your area of Portland so much better than the developing areas of Scarborough. Please explain. Thanks.
Andrew of South Portland, ME
Dec 18, 2006 1:32 PM
Thomas
Do you ever leave Portland? I'm just curious because it sounds like you won't leave for anything short of a catastrophe.
These expanding city services will not be as extreme as you think. Remember that this is within a well defined region of DUNSTAN CROSSING. This won't be in the middle of the boonies along another town line. If my estimate is correct, that'll put them within half a mile of a police station AND a fire station.
Nice argument...
Rick of Alexandria, VA
Dec 18, 2006 1:23 PM
Build it and they will come - what's wrong with that? It'll all work itself out in the end. Schools, roads, office buildings, enclosed shopping malls . . Maine will join the rest of the 'Best Places to Live' and jobs will become plentiful - although crime will increase, road rage will be common, and Maine as we know it will exist up in Caribou somewhere - but it's inevitable I suppose. Anybody over 50 wishes Maine remained as it was in the 50s and 60s but things change and you have to go with the flow. You can complain all you want but nothing will change it. It's happening throughout the US and you have to take the good with the bad. If our great-grandparents were to see how much Maine has changed in the last 75 or more years they'd be complaining also. And yet, many people who are complaining now, are living in homes that were built in the last 20-30 years, so, you can't say it's okay if you build, but nobody is allowed to build once you move in. Life don't work that way.
Chris
Dec 18, 2006 1:21 PM
I travel to Portland because that is where my job is located. I have also traveled to Westbrook when the job was located there. I don't get involved in other towns politics, other than enjoy the debates that I read here. I neither endorse nor disapprove of Portland's politics. I just sit ringside and get entertained. Thank you all for your posts, and keep them coming!
Thomas of Portland, ME
Dec 18, 2006 1:02 PM
Mudslinging? I was wondering when the remaining nice bits of Scarborough were going to try to leave for Cape E, that's all. You and Tim need to do some research. Sprawl doesn't lower taxes, it raises them. Yes I enjoy the fact that Portland is progressive, what of it? Seems many of your fellow Cape E commuters do as well, otherwise our downtown offices and restaurants wouldn't be filled with all those lawyers and brokers who head over the bridge every day. What's the issue?
Greg of Cape Elizabeth, ME
Dec 18, 2006 12:50 PM
Thomas, this debate doesn't involve your mudslinging of my town. Stay in Portland and leave us alone. Enjoy your liberal enclave.
I'm with you Tim. Well put.
Thomas of Portland, ME
Dec 18, 2006 12:23 PM
I just re-read the article, and was surprised to find Scarborough has a Comprehensive Plan. That's odd, as the town looks for all the world like they follow the New Hampshire motto of planning: build free or die. Total lack of anything resembling a town center, or a single walkable neighborhood, or anything remotely close to appropriate design anywhere. Can you add a few more lanes to Route 1 at Oak Hill to have it look like Florida while you're at it? Scarborough used to be a reasonable place, when it was a sleepy beachy town surrounded by farmland, but not any longer. It's the worst of all possible worlds, altogether much more Anywhere America than coastal Maine. I'm wondering when Prout's Neck and Higgin's Beach try to secede and join Cape Elizabeth, along the lines of Biddeford Pool.
Tim of Saco, ME
Dec 18, 2006 11:06 AM
A little FYI to everyone in this debate. Believe it or not Scarborough's taxes are a bit cheaper than Portland. The houses in the development if they are filled are 300,000 dollar houses which will drive taxes down if anything. Thomas of Portland is obviously a wackjob with not much better to do than PO everyone in this debate. He is not a liberal, John Kerry would even call him nuts. He is as far off the map as the KKK. I can't wait to see his boo hoo hoo response about how he got his underwear pulled over his head in high school and the world owes him everything.
BTW, I never knew whether or not a person has a soul is determined by about 5 miles. Keep on trying to insult all of us who may have harmed you Thomas. Go back to your job serving up coffee for those of us who do have real jobs. Thanks again Tommy boy.
John of Scarborough, ME
Dec 18, 2006 10:26 AM
Dave:
As is fairly typical, the media concentrates on those articulating the lowest common denominator; the one that's easy to reduce to a one-sentence quote or a 0:20 soundbite.
The serious opposition to this project in Scarborough was, and continues to be, concern over its affect on property taxes. Whether or not that was ever fully reported is another question. That is not to deny that NIBY is alive in well in Scarboro, because it is, but it is not at the heart of the serious concern and larger questions of growth brought on by this type of growth for many people.
Expansion, especially this type of cluster housing, is generally positive. But how it will impact taxpayer supported services in Scarborough is of genuine concern to me and others.
This is truly not NIBYism, at least for me. It's about how the town and its taxpayers support and pay for the expansion of government services that this type of growth will likely incur for taxpayers.
Thomas of Porltand, ME
Dec 18, 2006 10:25 AM
John, Scarborough's taxpayers are overburdened because the cost of providing services to spread out suburban developments is exponentially higher than in the city. Criticizing Portland for protecting the liveability of the city (and the inherent efficiencies of urban living as opposed to suburbia) is missing the point. Not only is suburbia aesthetically offensive and mind-numbingly dull, but it's far more costly to maintain and serve than the city is. That's why it's doomed. Dave, if you think Portland is a liberal wasteland, there's plenty of room up in Piscataquis or Washington Counties (our only 2 red counties) for you to practice your brand of free enterprise individualism. Open a Hooters and a Dunks there while you're at it. Land is pretty cheap, I wonder why.
Thomas of Portland, ME
Dec 18, 2006 10:15 AM
That's funny. How exactly is this a 'smart' project? Are the units solar heated? Is there a common wastewater recycling plant? What bus line is it on? Can you walk to the train station? Are there allotments for vegetable gardens? Is there a community woodlot or composting facility? Call it smart if you like, but it's still suburban sprawl, and every single unit requires a car to access.
Dave of Portland, Me
Dec 18, 2006 9:59 AM
John - I think Portland is a liberal wasteland and completely backwards - yes to DD and Yes to Hooters and No to Mr 38%!!!
And for your info the big complaints were "this is too big" and "its a great idea just not here"
Both NIMBY statments!!!!
We have the same problems in Portland except we get the entire states welfare problem too...lucky us!
John
Dec 18, 2006 9:44 AM
That's rich. A lecture from someone in Portland where Dunkin'Donuts, and Hooters were both turned away. Portland is the "Not In My Back Yard" (NIMBY) capital of northern New England.
Much of the opposition was not aimed at the concept as it was the impact on schools, police, fire, etc. The cost of services in Scarborough (ie the tax rate) is already high and will likely increase. Recently voters turned down $55 million in bonds to build a new school and renovate another because of concerns about taxes.
A growing number of taxpayers in Scarborough are increasing concerned about escalating taxes, and this kind of residential expansion without an expanding business base to help spread the burden is a real concern to many already over-burdened property taxpayers.
Darren of Cape Elizabeth, ME
Dec 18, 2006 9:02 AM
Here Here Dave!!
I am sure all the NIMBY's in Scarborough are proud of the tens of thousands of dollars they have cost the town for nothing. It is easy for them to spend other peoples money to defend what was obviously a losing case.
This should be a lesson to all communities, follow your Comprehensive plans or face the legal consequences. KUDOS to the Chamberlain's for sticking to they're guns.
It is not always easy to do what is right, but it is always right.
Charlene of Scarborough, ME
Dec 18, 2006 7:50 AM
This IS sprawl! Calling this smart growth is not about caring for Scarborough, it's about making money for a few people.
If there were concern about this kind of project, why not look at an area with existing infrastructure like Oak Hill that already has a mix of homes (single family, apartments, & condos) shops, sidewalks and schools. And where will all the new kids go to school when this new 'neighborhood' is built? Voters recently said sorry, no more money for the schools. They will have to be bussed to already overwhelmed schools in Oak Hill. That's sprawl.
The Dunstan area also sits on top of a very ecologically important area - the Scarborough Marsh. Adding more development to this area creates more non-point source pollution that will run straight into this beautiful and sensitive place.
And for those who battle the traffic already, just wait and then add summer. The new right turn lane won't change a thing.
Just because it has a nice name like Smart Growth or the Great American Neigborhood doesn't make it smart or great. Now calling it a traditional neighborhood is just white washing the fence. All it will really accomplish is lining the pockets of those doing the developing.
Dave of Portland, ME
Dec 18, 2006 7:40 AM
This project was a great idea from the begining it fit the master plan and was very progressive in its approach. Too bad all the Maine NIBY's have to make life so difficult for the people who want to make a better Maine for tomorrow.
