South Portland Comprehensive Plan Committee

Updated about 1 month ago

South Portland Comprehensive Plan Committee July 10 1025

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SPCPC Agenda July 10 2025 (pdf, 17 KB, opens in new window/tab)

Chapters

Roll Call (00:02:28)
Roll call was conducted to confirm the members present, with some absences noted.

Marty, Bob Foster, Peter Stanton, Jordan, Mike Halsey, Christopher Payne, Jeff McDonald, Natalie West were present. Howard Kunan and Pedro Vazquez were absent. Elise Tipton attended online.
Approval of Minutes (00:03:12)
The minutes from the previous meeting were approved with no objections after a motion and second.

One set of minutes was presented for approval. A motion to approve was made and seconded, leading to approval without objections.
Schedule Discussion (00:03:44)
The committee discussed the upcoming meeting schedule, including potential cancellations.

Discussion about upcoming meetings and the possibility of canceling one if enough work is completed. A recess is planned after the sixth of the month, aligning with summer engagement.
Committee Business Opening Remarks (00:05:47)
Opening remarks were made about the committee's achievements and ongoing work.

A member gave remarks on the committee's progress over the past three years, including drafting a comprehensive plan with public participation, and expressed gratitude for the members' dedication.
Key Land Use Policy Areas (K LUPAs) Review (00:10:15)
The committee focused on reviewing the Key Land Use Policy Areas with an emphasis on growth management.

The committee reviewed the Key Land Use Policy Areas, discussing growth models, infrastructure investments, and the differentiation between various growth levels, with a focus on aligning them with state guidelines.
Discussion on Development Levels and Infrastructure (00:31:32)
Discussion on different development levels, examples of areas, and infrastructure considerations.

The discussion centers around various development levels, specifically level three and four. Level four involves creating new infrastructure from scratch, like the inland tank farm, while level three involves expanding existing areas with some infrastructure in place. Examples like the piggery site and condo developments are used to illustrate these levels.
Public Comment on Development and Infrastructure (00:47:01)
Public concerns about growth levels, traffic impacts, and infrastructure on Broadway corridor.

A member of the public raises concerns about the growth levels assigned to areas along the Broadway corridor. They express issues with traffic impact estimates, potential flooding, and evacuation risks due to tank hazards, urging the plan to reflect community needs. They also question how public input can be incorporated into the planning process.
Discussion on K LUPAs and Growth Designations (00:54:12)
Committee discussion on K LUPAs, growth levels, and terminology used in planning.

The committee discusses the application of growth metrics to K LUPAs, the use of terms like 'intensity' and 'density,' and the need for clarity in planning documents. There is debate over moving away from numerical growth levels to descriptive terms to better convey development intentions and address public perception.
Discussion on Density Policies (01:01:19)
The committee discussed the interpretation of density policies and their application to non-residential and mixed-use buildouts.

The committee focused on the interpretation of higher density policies, emphasizing the need to understand their application to non-residential and mixed-use developments. Suggestions were made to move away from numerical systems in favor of more descriptive terms such as 'transformative' versus 'unique'. The discussion also touched on the potential confusion caused by ranking systems and the need to focus on policy rather than numbers.
Public Comment on Density Requirements (01:03:00)
Public comments challenged the density requirements, arguing they might force developers into undesirable configurations.

Public comments were discussed that challenged the density requirements, specifically the concern that it might force developers to build only one-bedroom type developments to meet the density targets. The committee considered whether the density policies should be revised to avoid forcing developers into specific configurations, and whether the use of specific metrics should be relaxed.
Consideration of Development Types and Zoning (01:06:00)
The committee debated the use of unit numbers and zoning implications for future development plans.

Committee members discussed the implications of using unit numbers per acre in zoning policies, particularly how this affects developers' ability to plan effectively. The focus was on whether the specifications should be made more general to allow flexibility in development planning, with suggestions to encourage higher density development while allowing for interpretation by planners.
Glossary and Public Understanding (01:10:00)
The need for a glossary to clarify terms used in land use planning was highlighted to improve public understanding.

The committee acknowledged the confusion that can arise from the use of technical terms in land use planning and emphasized the importance of including a glossary in the planning documents. This would aid public understanding and ensure that community members are better informed about the implications of planning policies.
Policy Language and Developer Flexibility (01:12:00)
Debate on how to phrase policies to maintain flexibility for developers while setting clear expectations.

There was a discussion on how to phrase policy language to ensure it provides clear expectations for developers while maintaining flexibility. The idea was to encourage higher density development by setting density targets that are realistic and provide room for negotiation. The committee considered using language that sets a target density range to guide development without being overly prescriptive.
Public Spaces in Development Plans (01:16:00)
The inclusion of public spaces in development plans was recommended to enhance community amenities.

The committee discussed the importance of including public spaces in development plans to enhance community amenities. It was suggested that development plans should consider walk and bike access, as well as public spaces, to create more livable and appealing areas for residents. The need for consistent language across different development zones was also emphasized.
Balancing Density and Public Needs (01:20:00)
The challenge of balancing density requirements with public needs was a key focus, with a call for more detailed planning.

The committee grappled with the challenge of balancing density requirements with public needs, particularly in terms of providing adequate public spaces and amenities. There was a call for more detailed planning to ensure that development plans not only meet density targets but also provide for community needs such as parks and recreational areas. The role of zoning ordinances in achieving this balance was discussed.
Discussion on Master Plan Requirements (01:32:30)
The council discussed the necessity of including a master plan requirement in zoning ordinances.

The council debated whether the requirement for developers to present a master plan should be explicitly stated in zoning ordinances, or if it is an assumed and standard practice within planning circles.
Public Concerns About Zoning Clarity (01:34:02)
Public concerns were raised about the clarity of zoning language and potential confusion from inconsistent application.

Public members expressed concern that silence or ambiguity in zoning language may lead to misunderstandings. They suggested that zoning documents should be clearer about what is and isn't covered to avoid public speculation.
Debate on Height and Density Metrics (01:35:03)
The council debated whether to include specific height and density metrics in zoning documents for each area.

There was discussion around whether zoning documents should specify height limits and density metrics for each area or leave them to be determined through zoning ordinances. The council considered the implications of both approaches.
Consideration of Design Diversity in Planning (01:36:05)
The council considered including language in the planning documents to encourage diversity in design and housing types.

Council members discussed the importance of encouraging diverse housing designs and types in development proposals to ensure a variety of housing options and architectural interest in new developments.
Public Understanding and Communication Strategy (01:37:03)
A strategy to improve public understanding and communication of planning processes was discussed.

The council discussed strategies to improve public understanding of the planning process, including the possible use of executive summaries and clear communication of the deliberations and decisions made during the planning process.
Addressing Public Suspicion and Mistrust (01:38:01)
Strategies to address public suspicion and distrust of the planning process were debated.

Council members acknowledged public distrust and discussed ways to build trust, including transparency in the planning process and clear communication of how public input is incorporated into planning decisions.
Discussion on Growth and Development Plans (02:01:17)
The committee discussed updating growth plans and merging similar topics to streamline development strategies.

The committee addressed the need to update growth levels and ranks. Discussions included merging topics C and E due to their similarities, ensuring no information was lost in the process. The conversation shifted to the main mall area, focusing on allowing older buildings to be repurposed for residential use while maintaining the area's role as a main mall. The committee emphasized the importance of consistent and unique growth, and the need to avoid strictly numerical classifications of growth plans.
Policy on Residential Uses in Main Mall Area (02:03:03)
The committee debated the introduction of residential uses in the main mall area, balancing retail and residential needs.

The discussion focused on the integration of residential uses in the main mall area. The committee emphasized maintaining the area's role as a retail destination while allowing residential transition. Concerns were raised about the balance between residential and commercial needs, and the importance of not solely relying on numerical growth classifications. The committee agreed to signal a shift away from purely auto-oriented developments and towards more diverse uses, including residential.
Density and Design Standards (02:05:04)
The committee considered modifying density requirements and encouraging architectural design flexibility.

The discussion explored the possibility of encouraging higher density development by requiring minimum density standards while avoiding restrictions that limit neighborhood design flexibility. The committee debated removing conflicting policies that encourage flexibility of design. The conversation also covered modifications to encourage better architecture and design to be incorporated into the main mall and other areas.
Parking Structures and City Participation (02:08:18)
The feasibility of city participation in public parking structures was discussed as a means to minimize surface parking.

The committee discussed the potential for the city to participate in the development of public parking structures to minimize surface parking. Various financing strategies, such as partnerships with state authorities and grant funding, were considered to alleviate the burden on the city. The discussion emphasized that the city's role should be flexible, allowing for collaboration with private parties and the use of innovative funding mechanisms like TIFF.
Height Limits and Zoning Considerations (02:11:12)
The committee debated whether to impose height restrictions or allow zoning to determine building heights in certain areas.

The conversation revolved around whether to set specific height limits or leave them to be determined by zoning. The committee considered the benefits of allowing unlimited height in certain areas, such as the main mall, to encourage development experimentation. Concerns about the implications of height restrictions on future development were also discussed.
Residential Development and Density at the Mall (02:14:55)
The potential for high-density residential development at the mall was explored, with a focus on flexibility and minimum standards.

The committee explored the potential for high-density residential development at the mall, emphasizing the desire for flexibility in housing types and density. A preference for setting minimum density standards to encourage multi-family and higher-density housing was expressed. The discussion highlighted the importance of maintaining a flexible approach to accommodate future development needs.
Airport Industrial Park Residential Conditions (02:19:00)
Residential uses in the airport industrial park were discussed, with conditions to limit development to specific areas.

The committee discussed the conditions under which residential uses could be allowed in the airport industrial park. It was agreed that residential development should be confined to a specific pocket near Red Bank, avoiding areas directly adjacent to the airport. The inclusion of 'with conditions' in policy language was proposed to ensure clarity in development guidelines.
Coordination with Jetport Expansion Efforts (02:22:01)
The potential expansion of the jetport and the city's support for such efforts were briefly considered.

The committee discussed the possibility of future jetport expansion and the city's role in supporting such efforts. While no specific policies were established, it was acknowledged that the city should be involved in planning and coordination efforts to address transportation infrastructure needs.
Discussion on Industrial Development (02:32:05)
The committee discussed the intensity and scale of industrial development, debating whether to classify certain areas as three or four.

Natalie raised concerns about the classification of industrial developments, suggesting that what was marked as five should be a three. The discussion revolved around the scale and intensity of current and future developments, with an emphasis on the transition to different types of development and the potential for more industrial projects.
Consideration of Barriers and Infrastructure (02:33:00)
Committee considered changing terminology related to barriers and infrastructure, focusing on coastal storm protection measures.

The committee discussed switching terminology from 'walls' to 'barriers and berms' to better describe infrastructure projects. There was a suggestion to use the term 'facilities' to encompass infrastructure related to main DEP and petroleum terminals, ensuring they are fortified against coastal storms.
Zoning and Residential Development (02:33:45)
The discussion focused on zoning changes to allow residential developments in industrial areas, with concerns about existing oil tanks.

The committee reviewed a map and discussed potential zoning changes to allow residential developments in areas currently not zoned for such. Concerns were raised about the proximity to oil tanks and the need for a buffer zone, with disagreements on whether residential should be allowed in certain sections.
Road Network and Connectivity (02:34:32)
Reviewed improvements for road network connectivity to Scarborough and the need for better trail access.

The committee discussed the importance of improving road network connectivity to Scarborough and enhancing trail access. There was a specific focus on the green belts and Eastern trail connections, with hopes for improvement and better access between Thornton Heights and Cash Corner.
Trail Access and Community Connectivity (02:35:02)
Emphasized the need for improved trail access and community connectivity, particularly for bike access.

The discussion highlighted the need for better trail access to Wayne Wright fields and the Eastern trail. Concerns were raised about informal connections and the importance of formalizing pathways to improve community connectivity, particularly for cyclists in Thornton Heights and Cash Corner.
Zoning and Development Standards (02:36:38)
Committee discussed zoning standards, density, and flexibility in development standards for certain areas.

The committee considered the zoning standards and the need for flexibility in density and development standards, particularly in areas like Evans Highland. There was a suggestion to maintain green belts and update to multi-use standards, acquiring rights to ensure the continuation of recreational trails.
Height and Density Restrictions (02:37:54)
Discussed height and density restrictions for development, with considerations for community impact and zoning adaptations.

The discussion focused on setting limitations on height and density for new developments, with a consideration for the existing community character. The committee debated the appropriateness of four-story buildings and the potential need to adjust zoning regulations to allow for different development types.
Electrical Infrastructure and Land Use (02:39:43)
Reviewed the potential for electrical infrastructure development on specific sites and its land use implications.

The committee discussed the possibility of allowing electrical infrastructure, like substations, on certain sites, weighing the strategic importance against land use concerns. The need to limit the portion of land dedicated to such infrastructure was emphasized to prevent it from dominating the area.
Pipeline and Dam Safety (02:50:03)
Concerns were raised about the stability of dams with pipelines and the need for assessments under changing environmental conditions.

The committee expressed concerns about the stability and suitability of existing dams that support pipelines, particularly under conditions of rising sea levels. There was a call for coordination with the dams' operators to assess their capacity and long-term functionality to mitigate risks for adjacent land.
Parcel Split and Pump Station Discussion (03:05:48)
Discussion on potential parcel split for pump station infrastructure development and its implications.

The committee discussed the potential for a parcel split or lot split in relation to the development of a pump station. There was uncertainty about how the property would be divided, but it was suggested that the line would be drawn based on the area needed for the pump station. The area below the line would be integrated into the green zone as part of infrastructure development plans.
Noise Standards Update Discussion (03:06:38)
Proposed update to noise standards to include monitoring and enforcement for better control.

A member proposed an update to the noise standards, suggesting that the language should include monitoring and enforcement to better control industrial activities. The proposal was to change 'update noise standards to better control' to 'update noise standards, monitoring, and enforcement to better control industrial activities.' This was agreed upon by the committee.
Coastal Inundation Buffer and Natural Resource Preservation (03:07:20)
Discussion on using Elm Street parcel as a coastal buffer and preserving natural resources.

The committee discussed the city-owned parcel on Elm Street, initially described as a coastal inundation buffer. It was noted that the area does not buffer anything, but it serves as a potential access point for small craft and recreational use. The committee agreed to emphasize natural resource preservation, particularly preserving the salt marsh ecosystem, rather than encouraging development.
Meeting Schedule and Time Check (03:09:19)
Discussion on meeting schedule and potential extra meetings to cover remaining agenda items.

A time check was conducted to assess the progress of the meeting. There was a discussion about the remaining agenda items, specifically focusing on the downtown Mill Creek core. It was noted that additional meetings might be needed to cover the remaining items thoroughly. The committee agreed to schedule extra meeting times as needed.
Committee Roundtable and Future Discussions (03:12:20)
Committee roundtable on future discussions regarding waterfront protection and policy proposals.

The committee discussed future agenda items, including a proposal to reorganize the area for better management. This involved defining a waterfront protection area and considering policies related to marine protection. Staff planned to present draft policies for discussion. The Bug Way Park anniversary and its implications were also mentioned.
Public Comment Period (03:15:18)
Public comments were invited, with few participants providing feedback on meeting structure.

The public comment period opened with an invitation for both in-person and online participants to provide feedback. One participant, Dave Heber, provided feedback on the meeting structure, expressing concerns about the closed-loop nature of the discussions and the timing of public comments. Few others participated in the public comment period.