mrld.net blog

MRLD’s work integrating the car, public transit and pedestrians with neighborhood development is receiving increasing attention. This holistic approach to transportation and community design are hallmarks of context sensitive solution planning. The office recently completed a Master Plan for Steep Falls, which is at the crossroads of the recently designated Western Maine Scenic Byway and the proposed extension of the Maine Mountain Division Trail. The Master Plan recommends reactivating train service from Steep Falls to Portland serving commuters and tourists. The Steep Falls Master Plan also identifies a new sidewalk system creating connections between the elementary school, the post office, the library, the Town Park, 2,000 acres of public forests and access to the Saco River. MRLD principal, Mitchell Rasor, was a guest speaker at The Franklin Reclaimation Authority Re-Visioning Workshop discussing urban design precedents integrating transit with neighborhoods in Portland. He was also a panelist on “Context Sensitive Design: Planning with People” at the most recent GrowSmart Maine Annual Summit.

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The Topsham Village Main Street Plan prepared by MRLD was adopted in January 2008. The Plan addresses a range of issues including pedestrian safety, housing and economic development, design guidelines and infrastructure improvements. The Plan creates five new zones along the two-mile Main Street running from the Androscoggin River to I-295, creating a counter point to the regional scale and identity of the Topsham Fair Mall area. The strategies for establishing a defined 600-acre village follow the Brookings Institute report, “Charting Maine’s Future” for promoting sustainable prosperity and quality places in Maine. Among their recommendations are to invest in our downtowns, reduce sprawl and suburbanization and take advantage of our town’s “good bones”. MRLD is now working with the Comprehensive Plan Implementation Committee to implement the key aspects of the Plan. The The Main Street Village Plan received unanimous support from a range of local and regional organizations and was covered in a MaineBiz article on revitalizing main streets. The guiding elements of the Plan are already shaping development along Main Street such as the new Town Hall Complex.

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MRLD is collaborating with Standish, Maine on the first “Model Town Community Project” established by GrowSmart Maine. GrowSmart states, “For the past three years, GrowSmart Maine has been talking with the leaders and residents of Maine communities about the increasing growth pressure that many towns are facing. We’ve learned that many towns feel unprepared to deal with these often rapid changes in a way that is both effective and fair. We’ve also found that where residents are more fully engaged in shaping the vision of a town’s future, fewer problems arise when it comes time to implement changes or enact ordinances.We initiated the Model Town Community Project to provide tools and advice that will help a growing Maine town shape its future. The project will mobilize local, state and regional resources, enable local leaders to explore new growth strategies, and fully engage local residents by combining the best elements of New England town meetings with groundbreaking new technologies.” GrowSmart Maine is teaming with the Orton Family Foundation to aid the visualization and public outreach process. The visualizations will be based on the growth scenarios that MRLD develops with the Village Implementation Committee. Standish was selected by GrowSmart Maine for the Model Town Community Project following the successful completion of the Standish Corner Design Master Plan by MRLD.  

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Mitchell Rasor, MRLD Principal, was the bass player and song writer for Absolute Grey. A 20th anniversary reissue of Greenhouse is available on San Francisco’s DBK Works Label. The two CD set features a remixed and remastered version of Greenhouse, a second CD of bonus live tracks, liner notes by Byron Coley (co-founder of Estatic Yod with Thurston Moore of Sonic Youth) and Jim DeRogatis and a great collection of archival photos and posters. Peter Buck of REM states on the cover sticker, “A really great band, I still have all the original LPs.” The Sunday London Times stated, “Squint a little and Greenhouse is stupendous.” Greenhouse is available from Amazon or iTunes.

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The Standish Corner Village Design Master Plan was unanimously adopted by the Town Council. The Master Plan was a key recommendation in the Comprehensive Plan. By adopting the Master Plan, Standish is showing a strong committment to curbing sprawl and changing land use regulations to support a village at Standish Corner. This Master Plan is also an example of MRLD’s ongoing committment to work with Maine communities in the resolution of complex issues resulting in responsible growth.

Below is the Master Plan, not including the all the Figures

standish-corner-master-plan.pdf.

standish-corner-master-plan-figure.pdf

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Lupine Terrace, a 24-unit workforce house neighborhood, triumphs over the forces of fear and retaliation in Maine Superior Court. Lupine Terrace originally received approval from the Camden Planning Board in 2006. The design for Lupine Terrace was recognized as Project of the Year by the Maine Association of Planners, Project of the Year by the Northern New England Planning Association and in 2005 received a Friends of Midcoast Maine Smart Growth Endorsement. Lupine Terrace is an example of MRLD’s ongoing commitment to workforce housing. Other projects include Topsham Crossing in Topsham, ME; Highwood Square in Hampden, CT; Standish Corner in Standish, ME and Housing Assessment and Action Plans for the Maine communities of Falmouth and Gardiner.

caho_decision.pdf

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Stephen Wiltshire has an apparent gift for drawing cities in detail from memory. Some call him the “human camera”. It is interesting to compare his working process in this day and age of young architects inventing the future away with Rhino, Maya and other modeling programs or citizen nerds recreating their cities in Google Earth SketchUp. His Tokyo Panorama is a particularly well documented project. Panoramas have multiple vanishing points, a multiplicity like open source software. Stephen Oettermann’s book, The Panorama: History of a Mass Medium, traces the form back to Roman wall paintings, but notes that Robert Barker received a patent for a his panoramic invention on June 17, 1787. With the invention of the camera, photographers took to the air to capture panoramic views of cities. Recently, as part of the Ken Smith master plan for the Orange County Great Park, hot air balloon rides are being offered to promote the park and provide people with a unique perspective on the construction process. To add a spin of public relations, the hot air balloon is designed to resemble a giant orange. 

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Construction is well under way for Phase II of the Casco Bay Regional YMCA designed by Frank Oliva Architect and MRLD. Phase II includes a range of new services including a field house, expanded therapy services, summer camp facilities and the creation of a 12-acre conservation area with a narrative trail and camping platforms. As part of the planning and permitting for Phase II, MRLD has worked with the YMCA and the DEP on a trail easement across a 46-parcel owned by the Freeport Conservation Trust providing access to the Cousins River for kayaking and canoeing.

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Highwood Square designed by Graftworks of New York, Ben Ledbetter of New Haven and MRLD broke ground on September 18th. Highwood Square is an affordable artist housing community with residential, studio and commercial space devoted to the performing, visual and musical arts. The Mutual Housing Association of South Central Connecticut is the developer of the 27-affordable housing unit Highwood Square. The 2-acre project includes open spaces and performance areas designed by MRLD. Construction is expected to be completed within 18 months.

hamden-ct-economic-community-development.pdf

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The Portland Press Herald reported today that City Council approved a zoning change allowing Peter Bass to to build 26-units of housing with 42 fewer parking spaces than required. Two of the 14 parking spaces will be dedicated to shared cars owned and operated by the home-owner’s association. The savings in cost by not requiring the construction of the 42 spaces will be passed on to buyers, lowering the price point to $140,000.00. This innovative project designed by David Lloyd will test the demand of a niche market.

condos not cars.pdf

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The 21 unit Sheridan Heights project on Munjoy Hill designed by TFH Architects and MRLD is under construction. Sheridan Heights is a prime example of responsible infill development needed throughout the Portland peninsula.  

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The Town of Harpswell selected MRLD and FB Environmental to complete an Open Space Plan. The project team will work “backwards” based on the community’s existing open spaces, natural resources, Natural Heritage sites, critical scenic viewsheds, recreational areas and extensive public input identifying the most preferred and sustainable development patterns. The Open Space Plan will also include specific implementation strategies guiding the community’s vision for open space, and in turn, development.

fb environmental
town of harpswell

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MRLD and The University of Southern Maine’s Research Computing Group are collaborating on AREA CODE, a real-time urban design website. A simplified beta site is scheduled for completion in late 2007. The long-term goal for AREA CODE is to radically alter the design and planning process by creating numerous fluid scenarios, breaking from static forms of zoning inconsistent with contemporary urbanism. Different constituent groups will use AREA CODE to investigate issues including, but not limited to, green technologies, urban form, environmental impacts, density, public transportation, community participation, the implications of policy changes and economic development opportunities. AREA CODE will have a user-friendly interface supported by the latest developments in computer science and web aware algorithms. AREA CODE is a magnet, drawing on the work of the public and private sector. AREA CODE is inherently flexible and interactive, informing and learning from users.

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Mitchell Rasor, MRLD Principal, has been appointed as the first Senior Research Fellow at the Research Computing Group (RCG), an interdisciplinary think tank for students at the Portland Campus of the University of Southern Maine. Glenn Wilson, a professor in the University of Southern Maine’s Department of Technology, directs the RCG. "Our purpose," says Wilson, "is to expose these top students to world-class researchers, scholars, and artists, so they can contribute to business and society. RCG students are actively participating in research and computer projects nationally and internationally." A Senior Research Fellow contributes to the open culture of the RCG by collaborating with students, researchers and the private sector on a range of projects and concepts. Senior Research Fellows are selected for their professional achievement, creativity and commitment to the design sciences.

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MRLD is preparing a comprehensive and detailed master plan for the 2000-acre Standish Corners historic village in Standish, Maine. The goal is to create quality and responsible growth. Standish Corners is at the regional crossroads of Routes 25 and 35. The area is stressed with traffic and the beginnings of franchise development. MRLD is working with Standish to regain a local sense of place by designing village-scaled neighborhoods and buildings, protecting and creating a range of civic spaces and natural areas, establishing traffic calming and pedestrian safety measures and developing guidelines for architecture and historic preservation. Standish is taking proactive measures to change both their own land use policies and infrastructure investments while addressing their role in regional growth issues leading to sprawl, traffic congestion, habitat loss and eroding rural character.

standish-corner-master-plan.pdf

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MRLD is developing a master plan for the Chocolate Church Arts Center in Bath, ME. The goal is to preserve and promote the historic church as a premier performance space and architectural gem, while developing a campus of buildings, supporting new and existing programs, establishing the Chocolate Church Arts Center as the premier regional arts facility. The plan calls for new gallery, teaching, workshop and office space, a restaurant, a green roof accommodating a range of programs and the restoration of the church with new support facilities serving the existing performance space and a new theater. The proposed campus is an important piece of urban design, redefining a visible intersection and complementing the success of Front Street. 

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You’ve heard the song and seen the movie, but did you know that Mitchell Rasor, MRLD principal, is listed on the official website for Neil Young’s Heart of Gold concert film as a direct musical heir. Visit the site and scroll down the “inspiration” tab.

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Mitchell Rasor, MRLD principal, received the 2006 MaineBiz “Next” honoree. Each year MaineBiz recognizes ten people shaping the future of Maine’s economy.

mainebiz.pdf 

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The work of MRLD was recently featured in the Portland Press Herald. Operators still standing by.

whats-the-big-idea.pdf

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MRLD has joined forces creating ad hoc, an evolving team of architects, developers and market specialists pursuing design-oriented development projects throughout New England.

ad hoc

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Lupine Terrace, a workforce housing neighborhood in Camden, Maine was awarded the 2006 Northern New England Chapter of the American Planning Association Project of the Year. The neighborhood was selected from projects in Vermont, New Hampshire and Maine for planning and design excellence. The NNECAPA award brings further recognition to the vision and commitment of the Camden Affordable Housing Association…and the design virility of MRLD. This honor, the third for Lupine Terrace, is a wake up call for those opposing sustainable communities.

nnecapa
nimby advisor

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The work of MRLD was featured in two recent articles. Plazas, gardens, waterfront master plans, art installations, gallery design…operators are standing by.

rasor_design-time.pdf

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MRLD is collaborating with Ben Ledbetter Architecture of New Haven and Graftworks Architecture + Design of New York City on 27 live/work artist studios in Hamden, CT. Highwood Square also includes a community center, a gallery and storefront retail. Outdoor areas include a common, green roofs, terraces and spaces for concerts and exhibits. The project incorporates several existing industrial buildings and is in a funky neighborhood abutting a 16-mile greenway, a MAACO collision repair and auto painting shop and a Burger King. The Mutual Housing Association, a non-profit agency, is developing Highwood Square.    

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Lupine Terrace, a workforce housing neighborhood designed and permitted by MRLD, received the Maine Association of Planners 2006 Project of the Year Award. The neighborhood in Camden, Maine was recognized for excellence in community participation, village planning, architectural standards and for directly addressing the housing crisis in midcoast Maine. The Maine Association of Planners also noted that the project implemented nine of the twelve goals of Camden’s Comprehensive Plan and is a model of responsible development applicable to many communities along the coast. Lupine Terrace previously received a Smart Growth Endorsement from the Friends of Midcoast Maine.

maine
association of planners

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Mitchell Rasor, MRLD principal, was selected as a juror for the 2006 BSA Honor Awards. The other jurors include Susan Szenasy, Editor in Chief of Metropolis (New York City), Deborah Berke AIA, Deborah Berke & Partners (New York City) and Dan Casey AIA, Princeton University.

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The Preble Street Resource Center was awarded the 2006 AIA Maine Design Excellence Award. The project was selected from over 40 submissions. Preble Street was designed in collaboration with James Sterling Architect. The jurors included Peter Bohlin, Brigitte Shim, and Cliff Gayley. The jurors, as noted by the AIA Maine press release, cited "its honesty, intelligence, and restraint in transforming a downtown street corner into an outdoor civic space that benefits users of the building and the neighborhood. It is an exceptional urban response to a challenging program using modest means. The project creatively reuses existing structures and incorporates such details as the bright colored lanterns to create a sense of welcome and presence. After their deliberations, the jury visited the site to find it animated by people congregating in the plaza on a late winter afternoon."


Portland Magazine recently wrote about the project saying, “the site used to be a parking lot. Now it’s a wonderful, humanized space, and it works. It dares to be different. Instead of institutionally being deployed at right angles, the benches are long strips of check plate steel dropped at seeming random, like pick-up sticks. it’s brilliant. It’s a beautiful little solar pocket, and MRLD discovered it and gave it to the people. You see people there all day long.”

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Installation of a permanent exhibit regarding the Presumpscot Estuary at Maine Audubon’s Environmental Center at Gilsland Farm is complete. The central feature of the exhibit is a “tidal clock” super graphic mirrored on the wall and floor representing the actual vertical change from high tide to low tide at the site. The building column grid divides the tidal clock into four-hour intervals of an approximate 24 hour tidal cycle. An “ecosection” illustrating the vertical hierarchy of estuary species descends from the ceiling in a series of illustrative scrims. The exhibit also includes extensive text/graphic panels explaining the estuary at the geologic, centennial, yearly and daily time scales. A grand opening for the exhibit is planned for fall 2006.

maine audubon
audubun-exhibit-panel_1-of-6.pdf 

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Can the redevelopment of the Brunswick Naval Air Station solve global problems and the thirst for NASCAR? Mitchell Rasor, MRLD principal, thinks so. Read on. 

guantanamo bay

nascar

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MRLD’s design for Lupine Terrace, a workforce housing neighborhood in Camden, ME, received a Smart Growth Endorsement from the Friends of Midcoast Maine. Lupine Terrace is a 24-unit neighborhood under development by the Camden Affordable Housing Organization.

friends of midcoast
maine
friends_endorsement.pdf

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MRLD was selected to develop a Main Street Village Master Plan for the Town of Topsham. The project is extensive in scope including analysis and recommendations for economic development, housing, open space, connectivity, civic spaces and buildings, traffic calming and the integration of surrounding neighborhoods. 

topsham_shifts_focus.pdf

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MRLD collaborated with Economic Research Associates of Washington, D.C. on a redeveopment study/cost benefit analysis for Portland’s four-acre Department of Public Works site. Redeveloping the site is critical to meeting the changing needs of the area. MRLD developed a master plan creating a mixed-use neighborhood with 250 housing units, 70,000 SF of office space, 10,000 SF of retail space, an acre of integrated open space and parking for 700 cars. The project involved community input including a design workshop.

bayside-rebirth.pdf

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Topsham Crossing received an Award of Distinction from the National Association of Homebuilder’s Innovation in Workforce Housing Program. Topsham crossing was recognized along with five other projects located in California, Nebraska, Georgia and New York.

Topsham Crossing is a development of the Modular Advantage, Inc. and was awarded the 2004 Maine Association of Planner’s Project of the Year. Topsham Crossing is the first built "Great American Neighborhood" in Maine. Planning and design for Phase IV is underway. MRLD has been working on the project since its inception in 2001.

nahb

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MRLD Principal, Mitchell Rasor, was recognized as a project team member (prior to founding MRLD) by the Congress for the New Urbanism with a 2004 Charter Award for the Portland Public Market. The Portland Public Market was honored under category of “The Block, Street and Building.” As noted by the Congress for the New Urbanism, “with its focus on urban design, the Charter Awards are dramatically different from most architecture awards. Most awards assess buildings in a vacuum, neglecting the context of the surrounding environs. The Charter Awards look at how plans and projects respond to and integrate with their environment and, consequently, how they improve the human experience of blocks, neighborhoods, and regions.” Kitty corner to the Portland Public Market is the Community Resource Center Plaza designed by MRLD, contributing to the revitalization of this mixed use neighborhood.

congress for the new urbanism

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MRLD is working with the Camden Affordable Housing Organization on the planning, design and permitting of Lupine Terrace. This is an important project for meeting the workforce housing goals of the Comprehensive Plan.

The planning process includes community workshops to aid the development of a master plan balancing economics, village character, architectural design and open space…all aspects which make Camden a great place to live and inspired the setting for the 1957 film adaptation of Peyton Place.

The Peyton Place director’s cut DVD allegedly includes restored scenes of a proto new urbanist design charrette where Lana Turner tearfully pleads for traffic calming measures on Main Street.

camden, me
lana turner
finding common ground - article
new plans for lupine terrace - article

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MRLD is providing the City of Portland with urban design, zoning and visualization services for the 56 acre Eastern Waterfront in Portland. The neighborhood will include residential, commercial, recreation, tourism and working waterfront uses. The master plan integrates the adjacent neighborhoods, including Munjoy Hill, Commercial Street, India Street, the historic Portland Company complex and the harbor into an urban neighborhood with the new Ocean Gateway Terminal as a focal point.

ocean-gateway-zoning-editorial.pdf  
councilors-ok-eastern-waterfront.pdf  
eastern-waterfront_accord.pdf 

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MRLD is collaborating with architect James Sterling on 21 artist live/work lofts at 490 Congress Street in Portland. The project is in the heart of the arts district, which includes numerous galleries, The Maine College of Art as well as the Portland Museum of Art designed by Henry Cobb. 490 Congress is not only important for the cultural economy of Congress Street, but is a small step towards meeting Portland’s housing shortage.

james sterling
progress image of 490 congress
courtyard scheme

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The Maine Association of Planners Awarded MRLD the 2004 Project of the Year for Topsham Crossing. Topsham Crossing is a high density neighborhood developed by the Modular Advantage, Inc.

Topsham Crossing is the only realized project of the Maine State Planning Office "Great American Neighborhood" initiative.

The project utilizes modular construction and smart growth principles creating an affordable alternative to sprawlzilla.

MRLD was awarded the 2001 Plan of the Year by the Maine Association of Planners for the Topsham Zoning and Design Guidelines.

cromwell feted for topsham crossing
one house at a time
godzilla
great american neighborhood program

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MRLD is preparing two redevelopment schemes for the former prison site in Thomaston, ME. The Thomaston Prison was built in 1824 and demolished in 2002. For years it defined the southern Route 1 gateway to the Town. In an era of city branding and the “Bilbao Effect”, government officials wisely rebuilt the prison in a town with the more appropriate name of Warren. 

download redevelopment schemes (they are 2MB pdf files…so please be patient)

scheme a
scheme b

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MRLD recently completed the concept design phase for a memorial amphitheater addition to Louis Kahn’s First Unitarian Church in Rochester, NY. The brick of the memorial arc matches the building, echoing Kahn’s massing of light and shadow.
first unitarian church of rochester

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MRLD’s submittal for the World Trade Center Memorial can now be viewed online. We didn’t win.

repose wtc memorial proposal

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The Art Director for Kate Spade will probably never consider Topsham Crossing an ideal location for an advertising campaign and it will not be seen in the pages of Dwell Magazine, but many people are glad to call this place home. Phase 1 of the 110 modular unit project is sold out. Topsham Crossing is the the first "Great American Neighborhood" in Maine to break ground. Topsham Crossing is attracting a range of residents, including retired couples, single parents, traditional nuclear families and young couples.

We read about the silly reuse of shipping containers for affordable housing and there has been some success with more modern style modulars, but demand must be met today. In this day in age in anywhere USA, 75′ wide lots, five foot setbacks, in-law apartments, sidewalks, lot and home packages starting at $160,000.00 and access to open space and town wide trail systems is more socio-economically radical than a cantilevered child of Neutra.
the modular advantage
kate spade

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MRLD is working with The BSC Group, Inc. of Boston on the master plan, detail design and permitting for an 18-acre expansion of the existing Hillside Cemetery in North Berwick, Maine. The intent of the project is to make the site more accessible, plan for cemetery expansions and create woodland and park settings for both ceremonial uses and passive recreation. The Master Plan and permitting to be complete by August 2004.

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Mitchell Rasor, Principal of MRLD, was nominated by Reed Kroloff as one of MoMA / PS.1’s twenty Emerging Architects for 2004. Mitchell did not make the cut for the five finalists, but in a recent interview while munching on sour grapes, he stated optimistically, "who really pays attention to what MoMA wants or thinks anyway."

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Work on Robert Smithson : Trespassage continues at a rapid pace, glacially speaking. Robert Smithson : Trespassage, to be published by Princeton Architectural Press, is a unique work of art history, design and curating. Smithson will be examined by looking at his influence on a range of living artists, architects, scholars and musicians rather than looking directly at his work. Contributors will provide a range of original material for the book. This indirect approach achieves two major goals: a reevaluation of Smithson and an examination of the presence / absence of Smithson in the work of contemporary artists, scholars and designers.

list of contributors

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Twenty years ago at the age of 15, Mitchell Rasor, Principal of MRLD, released his first album with the band Absolute Grey. Greenhouse is now available as a special 20th anniversary two CD set from San Francisco’s DBK Works Label. The two CD set features a remixed and remastered version of Greenhouse, a second CD of bonus live tracks, liner notes by Byron Coley and Jim DeRogatis and a great collection of archival photos and posters. Peter Buck of REM states on the cover sticker, "A really great band, I still have all the original LPs." A January 2004 review in the Sunday London Times stated, "Squint a little and Greenhouse is stupendous." Mitchell is currently working on his 23 record.

cd is available from amazon.com

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MRLD recently completed the logotype, graphic and web design for Svetlana. Svetlana designs clothes for women and just happens to hem the pants of MRLD principal, Mitchell Rasor.

svetlana design

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Mitchell Rasor gave the opening remarks at Urban Center Books in New York City for the lecture and book release party for Meyer en Van Schooten’s It’s a Building (NAi 2003), a detailed look at Meyer en Van Schooten’s ING Group Headquarters in Amsterdam.

urban center books

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MRLD and Community Current, Inc. worked with the City of Gardiner on a Housing Assessment and Action Plan. The Plan identifies solutions for a range of housing issues. The Plan helped secure 1.3 million dollars in grants for the "Uptown District" study area, the establishment of a Gardiner Housing Authority and long-term plans to address housing issues in other areas of the City.

press release
gardiner, maine

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