South Portland Comprehensive Plan Committee

Updated 25 days ago

South Portland Comprehensive Plan Committee - June 30 2025

Chapters

Good Evening and Call to Order (00:00:03)
The meeting was called to order and began with a greeting for the attendees.

The meeting commenced with a welcome message and the official call to order.
Roll Call (00:00:12)
Roll call was conducted with several members present and a few absent.

The roll call was conducted. Marty, Bob, Peter, Howard, and others were present. Jordan and Elise were noted as absent.
Approval of Minutes (00:00:49)
The minutes were not approved as they were still in preparation.

The approval of minutes was skipped as they had not been prepared for the meeting.
Comprehensive Plan Meetings Update (00:00:57)
An update on the comprehensive plan meetings and the schedule was provided.

The committee discussed the summer meeting schedule and plans to finish work by August. Comments from the planning board will be heard in future meetings.
Business Agenda and Core Themes Discussion (00:02:21)
Discussion on core themes including economy, land use, transportation, and housing.

The meeting continued with a discussion on core themes such as economy, land use, transportation networks, and housing options. The committee reviewed staff feedback and recommendations.
Public Comments on Core Themes (00:04:22)
Public comments focused on the impact of growth and transportation on Broadway.

Public comments were made regarding the comprehensive plan, focusing on transportation, traffic impacts, and housing growth, particularly along Broadway.
Committee Discussion and Responses to Public Comments (00:05:50)
The committee discussed public feedback and responded to questions.

Committee members discussed the public comments and questions raised about the comprehensive plan, including issues related to transportation and housing strategies.
Review of Core Theme Strategies (00:07:12)
Review and discussion of strategies within core themes by the committee.

The committee reviewed strategies tied to the core themes of the comprehensive plan, discussing possible amendments and considerations for future development.
Discussion on Staff Discretion in Land Use (00:33:02)
Committee members discuss the redundancy of item 2A7, which allows staff discretion in categorizing land uses, questioning its necessity in the comprehensive plan.

Members express concerns regarding the phrasing "to allow reasonable staff discretion" in item 2A7. They debate its redundancy and potential confusion in the comprehensive plan, noting that it may not add anything new to existing guidelines. The discussion highlights the need for clear and simple language to avoid misunderstandings.
Review of Economic Development Plan Strategies (00:36:02)
The committee evaluates the specificity of strategies in the economic development plan, considering the removal of detailed bullet points to maintain a broad and flexible approach.

Committee members discuss the need to update the city's economic development plan while considering whether to include specific strategies or keep the guidance general. Concerns are raised about getting too detailed in areas beyond their expertise and the potential benefit of broader directives. The committee ultimately decides to remove specific bullet points and emphasize prioritizing strategies as outlined in the comprehensive plan.
Consideration of an Economic Development Corporation (00:54:00)
Committee debates the potential creation of an economic development corporation to enhance the city's economic development efforts.

The committee evaluates the idea of establishing an economic development corporation to expand the city’s economic development capabilities. Members discuss the potential benefits and challenges, aiming to provide clear guidance without overprescribing specific actions.
Discussion on Non-Residential Tax Revenue Growth (00:56:02)
Committee focuses on strategies to increase non-residential tax revenue, emphasizing the importance of supporting business growth to achieve this goal.

The committee reviews the goal of achieving significant growth in non-residential tax revenue. They discuss the challenges of setting specific ratios and the importance of creating a business-friendly environment to encourage growth and balance the tax burden between residential and non-residential sectors.
Discussion on Economic Growth and Taxation (01:04:56)
The council discussed economic growth, tax base expansion, and the challenges of increasing taxes.

The council members engaged in a discussion about the desirability of the city for residents and businesses, and the concept of growth. They considered the complexities of manipulating taxes and the need to identify investments and costs for operating the community. There was debate over the language used, such as replacing 'revenue' with 'base', and seeking growth in the non-residential tax base.
Housing and Economic Development (01:07:02)
Council discussed the role of housing in supporting economic development and the challenges of integrating housing policies.

The council addressed how housing availability impacts economic development, noting the advocacy from businesses for more housing. They debated the redundancy of existing policies and the language used to describe these issues. The discussion included considerations of land use, economic development, and the integration of housing policies into comprehensive plans.
Transportation and Infrastructure Policy (01:19:11)
Policy on capitalizing transportation infrastructure to support economic growth was discussed, focusing on strategic locations.

The council discussed policies for capitalizing on the city's transportation infrastructure, such as railroads and freight corridors, to support economic growth. The emphasis was on utilizing existing infrastructure in transportation-rich areas and not expanding into other parts of the city. The conversation included considerations for balancing business growth with community impacts.
Business Retention and Expansion (01:24:49)
Discussion on encouraging existing businesses to expand within the city and prioritizing high-quality jobs.

The council reviewed strategies to encourage existing businesses to remain and expand in South Portland. They debated the importance of retaining all businesses versus focusing on those providing high-quality jobs. The consensus was to support business retention broadly while allowing for some prioritization of high-quality employment opportunities.
Energy Policies and Electrification (01:27:14)
Council discussed supporting electrification and ensuring energy policies align with local development needs.

The council examined policies to support electrification and distributed energy resources in local development. They considered how zoning regulations could facilitate energy networks and microgrids, emphasizing the importance of integrating energy policies with development needs without conflicting with other comprehensive plan priorities.
Discussion on high tension lines and utility infrastructure (01:36:56)
Discussion focused on high tension lines and utility infrastructure in South Portland, potential electrification, and community's burden.

The meeting addressed concerns over high tension lines running on towers across South Portland, unlike Portland where lines are buried. There was discussion on the impact of these towers on Mill Creek and how the community has been dealing with this issue. There was a consensus on the need for South Portland not to house all the infrastructure that benefits the entire peninsula, and the importance of working with utilities to improve infrastructure capacity while maintaining community goals.
Portland Pipeline and post-petroleum economy plans (01:42:00)
Discussion on Portland Pipeline's cessation of operations, sale efforts, and planning for a post-petroleum economy.

The council discussed the cessation of Portland Pipeline's operations and the company's efforts to sell its operations. The discussion emphasized the need for specific statements under the energy evolution plan, considering the significant impact on the community. Council members debated the importance of creating land use plans that support the transition of properties no longer viable for petroleum uses.
Safe and reliable transportation initiatives (01:50:00)
Council discussed transportation improvements, including road diets, trail widening, and enforcing safe behavior.

There was significant discussion around improving transportation infrastructure, including the consideration of road diets for better pedestrian and cyclist safety. The council debated the need for consistent terminology regarding the Greenbelt and Eastern Trail, and the importance of safe behavior enforcement on trails. The meeting also touched on the need for better bike parking infrastructure and revising land use regulations to integrate bicycle provisions in development plans.
Discussion on Ordinances and Zoning (02:08:46)
Discussion on ordinances and zoning development, including requirements for properties near the green belt.

The meeting discussed how ordinances and zoning would be developed, focusing on requirements for properties near the green belt. There were suggestions about requirements based on proximity to the green belt regardless of size, and then perhaps requirements based on size elsewhere.
Bike Parking and City Support for Businesses (02:09:43)
Discussion about city's past and potential future programs for bike racks for small businesses.

The discussion covered whether the city had a program to supply bike racks for small businesses and the possibility of using TIF money for such purposes. There was also a suggestion that public works could install racks, making it easier for businesses.
Safety Improvements for School Routes (02:13:13)
Emphasis on improving safety for students crossing large traffic areas, possibly with bridges or other methods.

There was a strong emphasis on the need for safer ways for students to cross busy roads, such as considering walking bridges or other improvements. The discussion included how to prioritize safety improvements and possibly use voter-approved bonds for funding.
Public Transit and Transit-Oriented Development (02:21:27)
Addressing public comments on transit development nodes and the lack of specific plans for Broadway improvements.

The meeting addressed public questions about transportation plans, including Broadway's development and transit-oriented development nodes. It was clarified that current plans do not include detailed designs but will follow zoning efforts and capital improvement planning.
Fixed Guideway Vehicles and Bus Rapid Transit (02:28:51)
Discussion on the feasibility of fixed guideway vehicles and the focus on bus rapid transit.

The committee debated the likelihood of implementing fixed guideway vehicles like rail systems or trolleys, determining it to be improbable due to infrastructure costs. Instead, they favored focusing on bus rapid transit for viable corridors.
Street Lighting for Safety (02:39:38)
Discussion on increasing street lighting to address safety concerns while considering dark sky compliance.

There was a discussion on the need for increased street lighting in neighborhoods to address safety concerns. The conversation included how to balance this with dark sky compliance and current lighting policies.
Discussion on Eliminating Large Developments (02:43:12)
Discussion on the necessity of eliminating large developments and considering director's input.

The committee discusses the relevance of keeping policies about large developments, considering there are few such developments. The director's opinion is sought on whether to eliminate certain sections.
Review of Policy 4F3 and 4F4 (02:44:00)
Review of policies related to visual sight lines and rezoning requirements for opportunity sites.

The committee reviews policies 4F3 and 4F4, discussing the need to keep visual sight lines in policy 4F3 and the adequacy of current rezoning requirements in policy 4F4.
Planning for Support Services in Housing (02:45:38)
Discussion on planning support services for housing and balancing city services' burden.

The committee discusses the need for planning support services for housing types and ensuring city services are not overburdened. The conversation involves refining the language to balance support and operational standards.
Short-Term Rental Regulations (02:54:05)
Discussion on enforcing short-term rental regulations and maintaining a public database.

The committee debates the adequacy of current short-term rental regulations enforcement and the need for a public database to track registered rentals.
Affordable and Workforce Housing Initiatives (02:57:58)
Debate on supporting efforts to create affordable and workforce housing without favoring specific developers.

The committee discusses the importance of supporting affordable and workforce housing efforts, ensuring language does not single out specific developers, and clarifying the city's role in these initiatives.
Anti-Displacement and Housing Protections (03:05:02)
Consideration of language to prevent displacement and the effectiveness of current protections.

The committee debates the use of anti-gentrification language versus anti-displacement protections, aiming to find terms that accurately reflect community goals without ambiguity.
Discussion on zoning language and nonconformities (03:14:41)
The committee discussed clarifying zoning language, focusing on reducing jargon and addressing nonconformities in historical development patterns.

The committee members engaged in a detailed discussion about the current zoning language, suggesting that the term 'nonconformities' and other jargons be clarified for the general public. They proposed modifying the language to better reflect existing development patterns and agreed to include definitions in a glossary to aid understanding.
Review of bolded items for city council (03:16:21)
Highlighted items marked for city council review were discussed, focusing on community discussions and housing needs.

The committee reviewed items that had been bolded for emphasis to the city council, particularly those that had sparked considerable community discussion during the comprehensive plan process. These items were primarily related to prior housing needs assessments and were highlighted for council's attention.
Public Question and Acceptance of Report (03:17:31)
The committee accepted the report as written after addressing questions about its contents.

A public question was raised regarding the contents of a page within the report. After addressing the question, the committee moved to accept the report as it was written, agreeing to further explain certain terms for clarity.
Discussion on Social Services Strategy and School Collaboration (03:18:04)
The need for collaboration with schools to expand summer camp options was discussed, highlighting facility constraints.

The committee explored a strategy involving social services to expand summer camp options through collaboration with the school district. They noted that most camps were being held at community centers and discussed the potential for using school facilities to accommodate the growing demand.
Committee Recommendations and Budget Constraints (03:20:23)
Recommendations for community liaison roles and funding issues were discussed, with emphasis on budget limitations.

The committee reviewed recommendations for additional personnel, such as community liaison roles, and discussed the challenges related to budget constraints. Members highlighted the need for these roles to be considered within the budgetary framework due to existing financial limitations.
Comprehensive Plan Inclusion Debate (03:23:54)
Members debated whether specific strategies belong in the comprehensive plan or should remain within departmental discretion.

There was a significant debate among committee members about whether certain strategies and recommendations, particularly those not directly related to land use, should be included in the comprehensive plan or if they should be managed at the departmental level, such as through existing committees.
Parking Strategy and Legislative Impact (03:32:27)
Parking strategies, including paid parking and legislative changes, were discussed as vital for future planning.

The committee discussed the need to explore paid parking strategies in light of state legislative changes impacting parking requirements. Members highlighted the growing necessity to manage street parking effectively as development pressures increase.
Voting on Agenda Items (03:38:31)
The committee voted on various items, deciding which to include in the comprehensive plan.

Members participated in a voting session on whether to include specific strategies and recommendations in the comprehensive plan. The items related to accessibility, community liaison roles, and parking strategies were among those considered during the voting process.
Shoreland Resource Protection District Update (03:45:44)
Discussion on the necessity of updating the Shoreland Resource Protection District as proposed by the state.

The council discussed the Shoreland Resource Protection District, noting the need for focused attention on its current state. While the state has designated certain areas, the municipality has defined them more broadly, requiring re-examination. The current language is considered stale and problematic, and while re-certification has occurred, further updates are suggested.
Cost of Community Service Fiscal Impact Study (03:47:06)
Proposal to undertake a fiscal impact study for major rezoning projects to assess potential financial effects.

The council deliberated on the need to conduct a fiscal impact study for major rezoning efforts. This study would help understand the financial implications of zoning changes. The discussion included the costs and processes involved in hiring economists for such studies, and the potential for grants to assist in the analysis.
Public Comment Period (03:55:01)
Community members voiced concerns about various topics including traffic impacts and the timing of public engagement.

During the public comment period, attendees expressed concerns over traffic impacts, particularly on Broadway, and requested more detailed plans and studies. They also questioned the timing of public engagement, asking for more opportunities and extended periods for community review, especially considering the complexity of the proposed plans.
Discussion on Infrastructure and Zoning Amendments (04:19:29)
Discussion on how infrastructure and zoning amendments can be used to guide developments, and the feasibility and challenges involved.

The meeting began with a detailed discussion on infrastructure and zoning amendments. The focus was on how these elements can guide city development plans. It was highlighted that if certain development plans are not feasible, they will not move forward. The comprehensive plan serves as guidance, but the city is not obligated to see every proposed development through. There was mention of Sable Oaks remaining undeveloped unless the city council appropriates funds to change that. Traffic studies and zoning actions were discussed as necessary steps for potential developments, such as the shipyard and the Eastern waterfront. The importance of aligning rezoning efforts with fiscal impacts and coastal resilience was also emphasized.
Public Comments on Development and Traffic Concerns (04:22:22)
Public comments raised concerns about the impact of development on traffic and the need for more time for public review of the plan.

During the public comment section, concerns were expressed about the potential impact of new developments on traffic, particularly around Broadway. There was a discussion about the intuitive connection people make between more development and increased traffic, and how that may not always be the case depending on various factors. Members of the public requested more time to absorb and understand the implications of the comprehensive plan. It was clarified that more time would be given for public review beyond August, with the plan expected to be presented to the council for adoption by mid-November.
Timeline and Process for Comprehensive Plan Adoption (04:23:34)
The timeline for the comprehensive plan adoption was outlined, with several workshops and review periods leading up to a council decision in November.

The timeline and process for adopting the comprehensive plan were outlined. It was explained that the plan would not be presented to the council for adoption until mid-November. There would be a public comment window, followed by committee reviews and council workshops in September. Further reviews would continue through October, leading to a final adoption in November. The online platform for public comments would remain open to ensure ongoing public engagement. It was emphasized that public meetings and the online platform provide opportunities for written and spoken comments throughout the process.
Adjournment (04:26:19)
The meeting was adjourned following a motion and a second.

The meeting concluded with a motion to adjourn, which was seconded and approved by the participants. The meeting clerk thanked everyone for their contributions.