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South Portland City Council - June 12, 2025
The meeting was called to order with a roll call to ensure all members were present, confirming a quorum.
The meeting began with the roll call of members to confirm attendance. Mayor Matthews and all counselors were present, establishing a quorum necessary to proceed with the meeting.
The Mayor expressed gratitude to those involved in the comprehensive plan over the past three years for their dedication and time.
Mayor Matthews acknowledged the hard work and dedication of everyone who contributed to the comprehensive plan over the past three years. He expressed appreciation for their time and effort, noting the importance of the plan and the time volunteers spent away from their families to contribute to the city's future.
The City Manager thanked the committee members and public, then introduced the Planning Director to overview the meeting agenda.
The City Manager expressed gratitude to the committee members and the public for their participation in the comprehensive plan process. He then introduced the Planning Director, Milan Navida, to provide an overview of the workshop agenda, noting the presence of several speakers for the evening.
The Planning Director detailed the process, engagement, and themes of the comprehensive plan, highlighting the importance of public and council feedback.
Planning Director Milan Navida presented a comprehensive overview of the workshop, explaining the process of developing the comprehensive plan, including public engagement, themes, and the role of the Comprehensive Plan Committee (CPC). He emphasized the plan's purpose, its statutory requirements, and the importance of council and public feedback. The presentation covered various engagement methods, the vetting process, and the structure of the plan, including its six themes and key land use policy areas. The director also outlined the next steps in finalizing the plan and obtaining state certification.
Discussion on the implementation of coastal resilience zoning and interim measures while awaiting city council adoption.
The meeting began with a discussion on the coastal resilience zoning that the community is anticipating. Interim stopgap measures are in place in key land use policy areas while the city council works on the adoption of a coastal resilience overlay zone.
Continuation of air quality monitoring and identification of credible health risks with plans to mitigate them.
The general direction for air quality involves continued monitoring to identify credible health risks based on data. There is an ongoing plan to advocate for cleaner operations from emitters and to engage with the business community for better practices.
Discussion on bike PED master plan and coordination of land use and transportation to improve safety and conditions.
The traffic and transportation segment emphasized the bike PED master plan aimed at improving safety and conditions for cyclists and pedestrians. Coordination of land use and transportation was discussed to ensure growth areas are supported by appropriate infrastructure.
Use of key land use policies to identify economic growth areas and streamline development processes.
Economic development discussions focused on using key land use policies to identify areas for growth and provide guidance on city posturing for economic facilitation. Emphasis was placed on streamlining processes and relaxing standards to encourage growth.
Building on previous conservation efforts with new steps for enhancement and conservation.
In the open space conservation segment, the meeting discussed building on previous conservation work and outlined next steps in enhancing and conserving open spaces, integrating them into the overall planning strategy.
Discussion on housing contributions from all neighborhoods and compatibility with neighborhood character.
The housing strategy session covered a two-pronged approach involving specific density and type of housing desired in key land use areas, and ensuring all neighborhoods contribute to housing solutions in a way compatible with their character.
City council discussion on comfort with policy directions and theme topics presented.
The city council engaged in a discussion regarding their comfort with the general direction of policies and the six key themes presented. Members were invited to ask questions and delve deeper into the topics of interest.
Public session for comments and questions directed at the council and presenters.
The meeting opened up for public comments and questions, allowing community members to address the council and presenters. Various topics were raised, including concerns about air quality, housing development, and environmental resilience.
Detailed discussion on the four-part growth matrix and its implications for zoning and development in South Portland.
The council discussed the four-part growth matrix, which categorizes areas into different levels based on growth potential. Level one includes conservation areas, while levels two and three pertain to maintaining existing neighborhood character without significant infrastructure investment. Level four is for areas without existing reference points, allowing for potential new development. The implications for housing density, infrastructure, and alignment with state statutes were also discussed.
Review of models for economic development, including the possibility of an economic development corporation.
The discussion covered the city's approach to economic development, comparing in-house staff models to an arms-length economic development corporation. The council explored whether a corporation could add value and complement existing efforts. Issues included the potential benefits, costs, and alignment with city goals.
Public comments on growth, development, and environmental concerns, focusing on areas like the Shipyard and Bug Light.
Public comments were opened, with residents expressing concerns about development in flood-prone and environmentally sensitive areas, such as the Shipyard and Bug Light. Issues such as infrastructure, environmental impact, insurance challenges, and public access were raised. Many opposed residential development in these areas due to flood risks and pollution, urging the city to consider long-term sustainability and environmental resilience.
Concerns raised about health risks from tank farms and VOCs, urging council to consider these in the comprehensive plan.
Dr. Priscilla, a naturopathic doctor from South Portland, expressed concerns about the health impacts of volatile organic compounds (VOCs) and emissions from tank farms. She highlighted the known carcinogens such as benzene and neurotoxins like ethyl benzene and xylene, which pose significant health risks. The community had previously demanded fence line monitoring after EPA lawsuits revealed alarming emissions violations. Dr. Priscilla urged the city council to review these issues critically in the comprehensive plan to protect public health and maintain proper buffers between industrial zones and residential areas.
Residents express opposition to zoning changes allowing dense development in the shipyard area, citing health and safety concerns.
James Mellow, a resident, shared his observations and concerns about the proposed changes to the shipyard area's zoning. He emphasized the community's mixed feelings and noted that many opposed the development, especially given the health hazards posed by nearby tanks and potential sea level rise impacts. Mellow questioned the rationale for proceeding with such developments despite significant opposition.
Georgia DeVeres opposes changing zoning to allow dense residential development in shipyard area, citing survey misinterpretation.
Georgia DeVeres argued against the proposed zoning changes that would allow dense residential development in the shipyard area, currently zoned for industrial commercial use. She called for the removal of language that permits such development, advocating instead for marine-related businesses. DeVeres questioned the interpretation of survey results and expressed concerns about potential luxury condo developments that could arise from the proposed changes.
Karen RO backer highlights traffic and pedestrian safety issues related to proposed developments in the area.
Karen RO backer, a resident, raised concerns about the traffic and pedestrian safety issues that could result from the proposed developments in the shipyard area. She pointed out the existing challenges in crossing streets like Broadway and expressed fears that increased development would exacerbate these problems, making the area less safe and accessible for pedestrians.
Claire discusses the balance between urbanization, housing needs, and maintaining small city charm.
Claire addressed the tension between the push for high-density housing and the desire to maintain the small city charm of South Portland. She questioned whether urbanization would truly benefit the community and emphasized the need for careful consideration of housing management, such as the impact of short-term rentals on neighborhoods.
Terry Walker questions youth input on CPC and concerns about existing flood zone housing.
Terry Walker asked about the extent of youth representation and input on the Comprehensive Plan Committee (CPC), noting the future impact on younger generations. Walker also raised concerns about the existing housing in flood zones and sought clarification on how the city plans to support these property owners in adapting to flood risks.
John praises the planning department and CPC for their work on the comprehensive plan.
John, a resident, expressed strong support for the planning department and the Comprehensive Plan Committee's efforts. He highlighted their thoughtful and reflective approach to the comprehensive plan and encouraged the council to appreciate their work and continue supporting it.
Speaker addresses infrastructure challenges in flood-prone areas and the impact on utilities.
A speaker discussed the challenges of maintaining infrastructure such as water, sewer, and power lines in flood-prone areas. He explained how storms could saturate the ground, leading to infrastructure damage and service disruptions, and urged the council to consider these issues carefully in their planning.
Tim Honey outlines goals to remove tanks, remediate land, and develop housing in the area.
Tim Honey, coordinator of the "Toss the Tanks" campaign, outlined the campaign's objectives to remove the tank farms, remediate the land, and develop housing that meets the city's needs. He thanked the CPC for their supportive language in the comprehensive plan and urged the council to support these goals.
Mr. Stanton discusses development as a means to fund waterfront remediation and infrastructure upgrades.
Mr. Stanton, a member of the Comprehensive Plan Committee, emphasized the need for development as a means to fund the remediation of brownfields and infrastructure upgrades on the waterfront. He explained that development could diversify the tax base and help cover the costs of necessary city services.
Speaker urges revision of comprehensive plan to align with climate resilience and public opinion.
A speaker called for revisions to the comprehensive plan's section on waterfront development, advocating for alignment with climate resilience strategies and public opinion. They questioned the plan's high growth rankings for flood-prone areas and emphasized the importance of following scientifically-based adaptation strategies.
Speaker questions alignment of comprehensive plan with public opinion and climate risk assessments.
A resident expressed concerns about the comprehensive plan's alignment with public opinion and climate risk assessments. They highlighted the risks of increased residential development in flood-prone areas and questioned whether the plan adequately considered the community's views on these issues.
Residents express concerns over benzene emissions from tank farms and request council action.
Several residents voiced their concerns regarding hazardous benzene emissions from tank farms, highlighting the health risks posed by these emissions. They urged the city council to align the comprehensive plan with public comments on sea level rise and tank density hazards.
Residents argue against residential development near shipyards due to flooding and insurance issues.
Residents, including Kathy Chapman, raised issues about proposed residential development near shipyards, citing high growth rates and flood risks. Concerns were expressed about insurance availability in flood zones, potential decrease in property value, and the overall risk posed to the city.
Community members stress the importance of public input in the comprehensive planning process.
Speakers emphasized the need for the city to integrate public comments into the comprehensive planning process. They highlighted past instances where public opinions on sea level rise and emissions were not adequately considered, and urged the council to ensure that public input shapes future development strategies.
Inconsistencies in growth strategies for flood-prone areas raise equity and resilience concerns.
Lauren Shapiro pointed out inconsistencies in the draft plan regarding growth in flood-prone areas, which could exacerbate environmental and economic inequalities. The plan's approach to different waterfront areas was criticized for potentially prioritizing desirable locations over environmental risks.
City staff address public questions and discuss how the comprehensive plan incorporates public input.
The city staff addressed various questions raised during public comments, including the role of insurance trends, taxpayer burdens, and the integration of public feedback into the comprehensive plan. They outlined the processes and policies in place to ensure the plan aligns with community needs and environmental standards.
Discussion on the comprehensive plan adoption, focusing on funding for climate risks and infrastructure.
The council discussed the adoption of the comprehensive plan, with emphasis on who will pay for climate-related risks and new development infrastructure. The plan requires new development to bear the cost of infrastructure and resilient utility installations. If private development cannot meet these costs, it is deemed unviable. The council considered these factors crucial for safe development in the community.
Council members discussed their views on the comprehensive plan, focusing on policy direction and community concerns.
Council members engaged in a discussion about the comprehensive plan's policy direction and its implications for the community. They addressed public concerns, especially regarding residential development in areas at risk of flooding and pollution. Council members acknowledged the need for careful planning and community input, emphasizing the importance of transparency and public involvement in the decision-making process. They also highlighted the plan's role as a guide, not a strict mandate, and the importance of thoughtful implementation.
The council discussed public feedback received during the meeting, focusing on ensuring thorough consideration and planning for future workshops on the topics raised.
The council expressed satisfaction with the level of public and council engagement in the discussion. They emphasized the importance of addressing the topics in multiple workshops, incorporating feedback from both the public and council members. The discussion included a reminder about the protection of Bug Light Park from development, focusing instead on private property in the shipyard area.
Council West proposed a preliminary plan to evaluate implementing paid parking for non-residents at Willard Beach, aiming to generate revenue for city services.
Councilor West presented a preliminary proposal to explore the implementation of paid parking for non-residents at Willard Beach, referencing the Willard Beach Master Plan. The goal is to provide property tax relief by finding alternative funding methods for services used by non-residents. The proposal includes setting up a process to analyze the feasibility of this idea, considering technology and enforcement challenges, and involving relevant city departments.
The council reviewed the current schedule for upcoming workshops, noting a full calendar through September, with room for adjustments as needed.
The council discussed the current workshop schedule, which is full through September. They highlighted the importance of planning and scheduling workshops well in advance to ensure adequate time for discussion on important issues. Adjustments to the schedule can be made at the council's discretion if necessary.