South Portland Comprehensive Plan Committee

Updated 3 days ago

South Portland Comprehensive Plan Committee - February 11 2026

Chapters

Meeting Commencement and Roll Call (00:00:08)
The meeting begins with a call to order, followed by a roll call of the committee members who are present in person and those joining remotely.

The chair calls the meeting to order and thanks everyone for coming. The roll call is conducted, with members stating their presence. Some members will join remotely, and it is noted which members are present physically and which are joining later or virtually.
Approval of Previous Minutes (00:01:21)
The committee discusses the approval of the minutes from the last meeting, noting amendments and confirming their acceptance.

The committee is informed that there are two sets of minutes attached to the agenda. One set has already been approved with amendments, and they confirm the acceptance of these minutes with a motion and a vote.
Comprehensive Plan Meetings and Events (00:01:59)
Discussion on upcoming comprehensive plan meetings, events, and scheduling considerations for committee members.

Eli provides an update on the comprehensive plan schedule, mentioning upcoming meetings and the need for a potential meeting in March. The committee discusses the scheduling and confirms the importance of keeping the calendar updated.
Election of Committee Officers (00:03:43)
The committee conducts elections for its officer positions, including chair, vice-chair, and secretary, for the upcoming term.

Nominations for the committee officer positions are opened, and members are nominated and seconded for the roles of chair, vice-chair, and secretary. Votes are conducted by roll call, and the results are announced for each position.
Transition of Leadership (00:10:20)
The newly elected chair takes over the meeting, officially thanking the outgoing chair for their service and leadership.

The outgoing chair formally hands over the leadership role to the newly elected chair. The new chair expresses gratitude to the former chair for their guidance and support over the past year.
Planning Department Presentation (00:12:22)
The planning department presents their review of the comprehensive plan, including feedback and suggested revisions based on public engagement.

The planning department staff provides a presentation on the comprehensive plan, outlining the feedback received during public engagement. They explain the organization of the feedback into memos and the process for committee review and discussion.
Committee Discussion on Comprehensive Plan (00:16:11)
The committee discusses the comprehensive plan review process, including clarification on memo contents and state review implications.

Committee members ask clarifying questions about the contents of the memos, the process for reviewing public comments, and the timing of state feedback on the comprehensive plan. The planning staff provides explanations and guidance on how to proceed with the review.
Public Comment Period (00:24:29)
The committee opens the floor to public comments, with citizens expressing concerns and suggestions about the shipyard district development.

Community members present their views and concerns about the proposed development in the shipyard district. They highlight issues such as historical significance, environmental impacts, and community sentiment against dense urbanization. Suggestions for preserving green space and creating a monument are made.
Discussion on Committee's Approach and Use of Maps (00:34:14)
The committee discusses using maps and parcel IDs to clarify which areas are being talked about during the meeting.

The committee members talk about how showing a map would help clarify the locations being discussed. They mention using parcel IDs and ensuring the icons are visible on the map for the next speaker and audience to understand the context clearly.
Proposal for Shipyard Monument on Portland's Waterfront (00:34:47)
A speaker proposes a monument to commemorate Portland's contribution to World War II shipbuilding on the waterfront.

The speaker from Portland discusses the historical significance of establishing a shipyard monument on Portland's waterfront. This monument would celebrate the city's vital role in supplying ships during World War II and honor the residents who sacrificed their homes for the war effort, acknowledging the labor of shipyard workers and the community's collective contribution.
Working Waterfront Story and Memorial Park Proposal (00:36:26)
A proposal is made for a park and memorial on the shipyard site to reflect the historical significance of Portland's shipyard.

Barbara from Daven Street discusses the importance of creating a park and memorial on the shipyard site. By building on the existing monument at Bud Light Park, the proposal aims to represent a comprehensive historical narrative of the shipyard's impact on South Portland, including its industrial history, the shipyard's operational scale, and its ecological significance.
Economic and Community Benefits of Preserving Shipyard Area (00:38:26)
An economist talks about the community and economic benefits of preserving the shipyard area as open space.

Maryanne Hill, an economist and South Portland resident, speaks on the importance of preserving the shipyard area as open space. She emphasizes that such preservation aligns with residents' desires, enhances green spaces, and could attract businesses and tourists, thereby benefiting the community and economy.
Concerns Over Residential Development Near Tank Farms (00:40:20)
Speakers express concerns about residential development near tank farms due to potential hazards.

Several residents voice concerns about the proposed residential development near tank farms. They highlight the potential hazards and risks associated with living close to these facilities, including air pollution and safety issues. The speakers stress the importance of considering the community's safety and health in urban planning decisions.
Public Support for Shipyard Preservation and Open Space (00:45:07)
Residents express support for preserving the shipyard area as open space, emphasizing its historical and community value.

Multiple residents speak in favor of preserving the shipyard area as open space, highlighting its historical significance and community value. They argue that maintaining open spaces and natural shorelines is crucial for the city's identity and environmental resilience, advocating for the city council to consider these factors in their planning.
Discussion on Comprehensive Plan and Public Concerns (00:49:31)
Public comments raise concerns about the comprehensive plan, focusing on development and community impact.

The public comments session brings up various concerns about the comprehensive plan, particularly regarding proposed developments and their impact on the community. Residents express worries about traffic, infrastructure, and the prioritization of certain neighborhoods over others, urging the city to consider equitable development and community needs.
Maps and Clarification of Proposed Areas for Development (01:02:12)
Discussion on the maps clarifying which areas are being proposed for development and green space.

The committee reviews maps to clarify which areas are being proposed for development and green space. There is an emphasis on understanding the scope of the proposed preserve area, with community members seeking clarification on how much land should be preserved as open space versus developed.
Committee's Acceptance of Plan Revisions and Reorganization (01:03:45)
The committee discusses and accepts suggested revisions and reorganization of the comprehensive plan.

The committee discusses suggested revisions to the comprehensive plan, which include reorganizing sections to improve clarity and focus. They agree on accepting these revisions, indicating a consensus on making the document more accessible and reflective of the community's priorities.
Discussion on Core Theme Placement in Plans (01:06:29)
Discussion on the placement of the core theme in plans, emphasizing its priority over tables based on community practices.

The conversation begins with Peter and Paul discussing the placement of the core theme in their plans. They note that while the core theme traditionally comes before the tables, it has not been combined in their current plan. The discussion highlights a design choice made by staff based on comparisons with other communities, with the conclusion that the core theme should indeed be prioritized, reflecting a consensus among the committee members.
Community Feedback on Design and Layout (01:07:00)
Committee members discuss feedback on design choices, particularly the desire for the feature land use map to appear earlier.

The committee members express the desire for the feature land use map and Klu map to appear earlier in the plan, based on community feedback. The discussion acknowledges that some individuals will have complaints regardless of the final decision, but the goal is to ensure the plan is comprehensive and meets as many needs as possible. The conversation emphasizes the importance of incorporating staff recommendations into the final plan.
Clarification of Staff Recommendations (01:08:02)
Clarification is provided on the staff recommendations regarding plan pages, ensuring alignment with original recommendations.

The chair and committee members discuss the need to ensure that the staff recommendations are clearly understood and implemented in the plan. This involves confirming that page three's recommendations align with what was originally proposed by the staff, emphasizing the importance of following through on these recommendations to maintain consistency and clarity in the plan.
Technical Check for Online Participation (01:09:19)
Ensuring online members are present and technical issues do not prevent participation in discussions.

Due to one member participating online, the chair takes a moment to ensure that there are no technical issues preventing their involvement. This check-in is in line with council rules which require confirmation of online members' ability to participate, ensuring that all members can contribute to the decision-making process.
Discussion on Height Restrictions and Development (01:11:34)
A discussion on height restrictions in the development plan, considering community and airport regulations.

The committee discusses the implications of height restrictions in the development plan, particularly in areas near the airport. The conversation explores the balance between encouraging development and adhering to safety regulations. There is consideration of whether current zoning is sufficient or if a policy change to allow greater heights, such as eight stories, would better align with the community's development goals.
Addressing Residential Development Near the Airport (01:13:41)
The committee debates the suitability of residential developments near the airport due to noise concerns.

The discussion focuses on the appropriateness of allowing residential development near the airport, considering the noise impact on health. Although FAA guidelines do not prohibit residential developments, there is debate about the broader implications of noise pollution, likening it to the health risks of secondhand smoke. The committee considers the necessity of restrictive policies to protect future residents.
Coordinating Infrastructure Development with Scarborough (01:20:23)
Exploration of potential road connections between Highland Ave and Route 1, considering partnerships.

The committee examines the feasibility of creating new road connections between Highland Ave and Route 1, with potential involvement from Scarborough and state partners. The discussion emphasizes the importance of exploring viable options that could benefit both communities and improve infrastructure, but with a cautious approach to ensure Scarborough's involvement is realistic and beneficial.
Community Concerns and Clarifications on Development Plans (01:26:48)
Addressing community concerns about development plans on Mildred Street and clarifying intentions.

Community feedback highlighted concerns over the development plans on Mildred Street, particularly regarding potential flooding and building placement. The committee clarifies that the intention is not to encourage dense commercial development but rather to adjust setback requirements to protect against flooding. This clarification aims to address misinterpretations and reassure residents about the plan's objectives.
Mahoney Civic Center Future Uses Discussion (01:34:37)
Discussion on the potential future uses of Mahoney, avoiding prescriptive plans for its development.

The committee discusses the future uses of the Mahoney site, acknowledging that its development should not be overly prescriptive in the comprehensive plan. This approach allows flexibility for future community and council decisions, ensuring that Mahoney can serve the best interests of the community, whether that be as a civic center, housing, or other uses. The goal is to avoid limiting options prematurely and ensure alignment with broader community planning efforts.
Introduction and Agenda Overview (01:37:57)
The meeting begins with an overview of the agenda and the abundance of resources available.

The video starts with the chairperson welcoming everyone and providing an overview of the meeting agenda. They mention the abundance of resources available and the importance of being prudent with time.
Discussion on Civic Center Commitment (01:38:07)
Commitment to the civic center discussed, with Mahoney Center and city council involvement highlighted.

The discussion centers around the current commitment to a civic center project. The Mahoney Center committee and city council's roles are highlighted, with emphasis on being exacting in planning.
Mahoney Site and Mill Creek Master Plan (01:38:18)
Discussion on the Mahoney site's inclusion in the Mill Creek Master Plan and its implications.

The council discusses the inclusion of the Mahoney site in the Mill Creek Master Plan. It is noted that the current plan doesn't cover this area and needs to be updated to reflect new boundaries and future developments.
Future Planning and Mahoney Site Timelines (01:39:07)
Discussion on future planning timelines and the Mahoney site's potential development delays.

The committee discusses potential delays in developing the Mahoney site, projecting a timeline of about three years before significant progress can be made, depending on the master plan updates and council decisions.
Fallback Plans and Mill Creek Master Plan (01:39:57)
Fallback plans discussed in case the Mahoney City Center project does not move forward.

In case the Mahoney City Center project stalls, a fallback in the plan is suggested. The Mill Creek Master Plan would serve as guidance for future developments, ensuring that community interests are maximized.
Leveraging City Property for Development (02:02:02)
Discussion on leveraging city property for development purposes and its implications.

The committee discusses the strategy of leveraging city-owned property to support new building projects across the city, such as police stations, while ensuring community benefits.
Coastal Resilience and Flood Elevation Policies (02:06:00)
Adoption of Maine Climate Council's recommendations on flood elevations and coastal resilience.

The committee agrees to adopt the Maine Climate Council's recommendations for flood elevation policies, ensuring future regulations are consistent with updated scientific assessments.
Understanding Tide Activity (02:09:06)
Discussion on the frequency of tidal activities and the impact of highest astronomical tides, which occur two to four times a year, reaching levels above the mean sea level.

The speaker explains how tidal activities occur four times or twice a day and discusses the highest astronomical tides, which happen two to four times a year, reaching levels above the mean sea level. This affects coastal areas and planning for such events is crucial.
Tidal Effects and Storms (02:09:22)
Exploration of storm impacts on sea levels, discussing the concept of a storm that might occur once in a hundred years and how it relates to tidal levels.

The conversation continues with an examination of storms that have a chance of occurring within a hundred-year period and their effect on sea levels. The speaker also touches on the concept of mean sea level as a reference point between low and high tides.
Mean Sea Level and Planning (02:09:40)
Discussion on the mean sea level as a reference for planning purposes, and its importance in understanding daily tidal variations and storm preparations.

The mean sea level is explained as a midpoint between low tide and high tide, serving as a crucial reference for planning and understanding tidal impacts. The speaker elaborates on using this measure for planning storm preparedness and infrastructure resilience.
Tide Measurement and Global Zero Reference (02:10:14)
Explanation of how tide measurements relate to global sea level zero and implications for ground terrain and flooding risks.

The speaker discusses how tide measurements are referenced to global zero, indicating when water levels reach certain points. This is critical for assessing whether ground terrain is above or below potential flooding levels, influencing zoning and building regulations.
Flood Planning and Zoning Regulations (02:10:53)
Plans for addressing feet of sea level rise and zoning regulations under various tidal and storm conditions are discussed.

The discussion shifts to planning for sea level rise, considering daily, annual, and storm-induced high tides. The speaker outlines zoning regulations needed to address these scenarios, focusing on preparing for future conditions that might impact coastal and low-lying areas.
Land Use and Flood Sensitivity (02:11:34)
Evaluation of land uses based on their flood sensitivity, including criteria for displacement and functionality during flooding events.

The speaker examines various land uses and their sensitivity to flooding, determining which uses can handle occasional flooding and which need more robust planning. This includes considerations for community displacement and maintaining functionality during flood events.
Infrastructure and Community Impact (02:12:22)
Discussion on infrastructure criticality during flooding, focusing on assets with significant community impact if unavailable.

Critical infrastructure like fire and police stations, hospitals, and residential areas are highlighted for their importance during flooding. The speaker stresses the need for these facilities to withstand flooding to avoid widespread community impact.
Flood Preparation Strategies (02:13:21)
Strategies for preparing various land uses for flooding based on sensitivity, with an emphasis on adopting state-recommended science benchmarks.

The speaker details strategies for preparing land uses for flooding, depending on their sensitivity. Recommendations include following state science benchmarks and ensuring policies allow flexibility for existing buildings while setting robust standards for new constructions.
Discussion on High Sensitivity Uses (02:15:05)
Focus on highly sensitive uses like oil tank farms and their placement in flood-prone areas, with an emphasis on public awareness and resilience.

The conversation highlights oil tank farms as highly sensitive uses located in flood zones. The speaker advocates for public awareness and resilience measures, stressing the importance of addressing these risks through policy and community engagement.
Regional Coordination and Policy Recommendations (02:17:09)
Exploration of regional coordination efforts and policy recommendations for addressing flooding and sea level rise impacts.

The discussion emphasizes regional coordination as a key element in addressing flooding and sea level rise. The speaker reviews policy recommendations designed to enhance community resilience and coordinate efforts across different jurisdictions.
Discussion on Statewide Policies and City Council Evaluation (02:40:12)
The conversation revolves around statewide policies, city council evaluations, and how these policies facilitate decision-making processes.

This section discusses how statewide policies are not solely decided by CMP but involve a broader evaluation by the city council. The policies aim to allow stakeholders to make their case, which will then be evaluated by the city council. The focus is on ensuring these discussions are part of a larger conversation that will be determined at a future date.
Exploration of Alternative Sites and Technical Functionality (02:42:01)
The exploration of alternative sites with similar technical functionality is discussed, focusing on the need for proper site evaluation.

The council asked for explicit evidence as to why no other sites could be used, emphasizing the need to explore alternatives. This includes discussions with other private property owners to find sites with the same technical functionality as the current one. This exploration is crucial to ensure all options are considered.
Considerations for Battery Storage and Open Space (02:42:59)
Discussion on the implications of battery storage, open space requirements, and their integration with city planning.

The discussion touches on the need for buffers and open space in planning battery storage facilities. The facility's design is not yet finalized, but considerations include underground battery storage with grass turf for open space. The council seeks to integrate grid resilience with community needs.
Discussion on Policy Language and City Burden (02:43:55)
The council discusses the language of policies, the historical burden on the city, and the need for strong language in negotiations.

There is a debate on whether the policy language should be more definitive, reflecting the city's historical burden of regional energy infrastructure. The need for strong language in policies to ensure the city’s interests are protected is emphasized, especially given past interactions with CMP.
Map Examination and Potential Site Alternatives (02:44:55)
A map is examined to explore potential alternatives for site development under existing power lines.

Council members examine maps to consider alternative development locations under existing power lines. The discussion reflects on CMP's division of the city and explores logistical alternatives to current proposals, highlighting the need for strategic planning.
Strategic Importance and Future Conversations (02:45:53)
Strategic importance of the area is discussed, emphasizing necessary future conversations for city and grid interests.

The area’s strategic and technical importance for the future of the energy grid is highlighted. There are good and bad ways to approach development, and meaningful conversation is needed to align city interests with regional goals.
Review of Height Limits and Development Opportunities (03:06:00)
Re-evaluation of height limits and their impact on development opportunities in the shipyard area.

The council reviews previously set height limits in the shipyard area, discussing their potential impact on development opportunities. The conversation considers whether the limits hinder potential high-quality development and waterfront park creation.
Conclusion of Agenda Item (03:08:41)
The agenda item is concluded and the meeting prepares to move to the committee round table discussion.

The current agenda item is wrapped up, and the chair suggests moving on to the next part of the meeting, which is the committee round table, an opportunity for committee members to share information and report any updates.
Committee Round Table Discussion (03:08:56)
Committee members are invited to share updates and discuss any topics they wish to bring up.

The meeting transitions to a round table discussion where committee members are encouraged to share any relevant updates or topics they wish to discuss. The format is open and allows members to bring up various issues or information they think is important.
Public Comment Period Opening (03:10:00)
The meeting opens the floor to public comments, inviting participants to share their thoughts on the proceedings.

The chair announces the start of the public comment period, inviting members of the public to provide their input or express concerns regarding the topics discussed in the meeting. This is a chance for community members to have their voices heard and contribute to the discussion.
First Public Comment - Eva Deandre (03:12:29)
Eva Deandre comments on the development in South Portland, expressing concerns about the impact on the community.

Eva Deandre from South Portland addresses the meeting with concerns about the proposed developments in the area, particularly highlighting the potential negative impact on traffic, parking, and overall quality of life for residents. She suggests that the developers should be held to higher standards.
Second Public Comment - PJ Craig (03:14:08)
PJ Craig discusses concerns about development in flood-prone areas and the lack of community input consideration.

PJ Craig, a South Portland resident, raises concerns about the implications of building in flood-prone areas, highlighting issues such as environmental risks and financial implications. Craig emphasizes the need for more community input in the decision-making process and questions the transparency of the current proceedings.
Third Public Comment - Georgia Dives (03:17:25)
Georgia Dives advocates for designating the shipyard district as a rural zone to prevent overdevelopment.

Georgia Dives, speaking from Meeting House Hill, expresses her support for designating the shipyard district as a rural zone. She argues that the area should be protected from overdevelopment due to its historical significance and the current environmental challenges facing coastal communities.
Fourth Public Comment - Claire Holman (03:20:10)
Claire Holman challenges the idea that increased density is the solution for urban development issues.

Claire Holman from Ferry Village questions the prevalent notion that increased urban density is the only solution for housing and infrastructure challenges. She argues that there are no successful examples where this has worked without significant drawbacks and urges for a more balanced approach that considers long-term impacts.
Clarification on Rezoning Concerns (03:27:00)
The committee addresses concerns about rezoning and the potential sale of Bug Light Park.

In response to public concerns, committee members clarify that there are no plans to sell or develop Bug Light Park. They explain the legal and planning considerations that require the city to plan for possible uses of adjacent private lands, emphasizing the city's intent to protect public spaces while adhering to legal frameworks.
Closing and Adjournment (03:31:00)
The meeting concludes with a motion to adjourn, wrapping up the night's discussions.

The chair calls for a motion to adjourn the meeting after all public comments have been addressed and clarifications provided. The motion is seconded and the meeting is formally concluded.