South portland Comprehensive Plan Committee

Updated 24 days ago

South portland Comprehensive Plan Committee - July 30 2025

Chapters

Roll Call (00:00:25)
Attendance was taken, noting which members were present and absent.

The meeting began with a roll call to confirm the attendance of the members. Marty, Bob Foster, Peter Stanton, Howard Coonan, Dan Jordan, Mike Huey, and Christopher Payne were present. Deidre Vazquez and Grace Thayer were absent.
Approval of Minutes (00:00:53)
The minutes were reviewed and approved after a brief discussion on changes and updates.

The minutes from the previous meeting were presented for approval. A discussion ensued regarding certain updates and changes, particularly concerning the Turners Island oil facilities and their standards compared to Lincoln Street. The committee decided to bring up this issue in the general agenda. The minutes were then moved to be approved, with no opposition.
Schedule Update (00:02:04)
Discussion on the schedule for upcoming weeks and months, focusing on the final phase of the complement review.

The committee discussed the schedule for the upcoming weeks and months. Eli provided an update on the final phase of the complement review, including the start of the new online platform for engagement and the in-person kiosks at libraries. The initial submission to the state for the municipal planning assistance program was also mentioned as an exciting milestone.
Public Comment and Feedback Process (00:05:02)
Detailed discussion on the public comment process, timelines, and the importance of feedback in the planning process.

The committee discussed the process for collecting public feedback on the comprehensive plan. The online portal will remain open through October, with public comments being reviewed at the October CPC meeting. Concerns were raised about the timeline and the opportunity for meaningful public input. The committee acknowledged the need for transparency and ensuring public comments are considered in the planning process.
City Council Workshop Planning (00:15:02)
Discussion on planning for the upcoming city council workshop and the potential structure of the meeting.

The committee discussed the upcoming city council workshop scheduled for September. The workshop will serve as a transition point, where the council may begin to direct changes to the comprehensive plan. The committee considered whether to have a joint meeting with the city council and discussed the importance of presenting key updates and changes in the plan to the council.
Discussion on Joint Meeting with Council (00:31:15)
Discussion about the interest in holding a joint meeting with the council. Several members expressed interest and a straw poll indicated support for the idea.

The meeting discussed the potential for a joint meeting with the council. Several members expressed their interest in participating, and a straw poll was conducted to gauge the level of interest. The results showed that seven members were interested in having a joint meeting with the council. The committee discussed the logistics and who should carry the message forward, with options to either delegate staff or carry the message themselves.
Review of Comprehensive Plan (00:35:00)
A staff presentation was given on the comprehensive plan, focusing on the future land use map and executive summary. The committee was asked to provide feedback on these items.

The committee reviewed the comprehensive plan, with a focus on the future land use map and the draft executive summary. Key points included the presentation of the map with various growth designations, and a discussion on the executive summary that would accompany the plan. Members were asked to consider whether the map and the summary met the committee's expectations and if any amendments were needed. Questions were raised about the clarity and readability of the documents, and suggestions for improvements were solicited.
Public Comment Period (00:52:01)
Public comments were made regarding the comprehensive plan and the process. Concerns were expressed about public input, the timeline for review, and specific development areas.

During the public comment period, several community members expressed their concerns about the comprehensive plan and the process being followed. Comments included a call for more time for public review, especially considering the complexity of the document and the timing during the August vacation period. Other concerns included the lack of infrastructure planning to support proposed growth, the importance of preserving open spaces, and ensuring that public feedback is genuinely reflected in the plan. Specific areas of development, such as the shipyard tank farm area, were highlighted as needing more public input before decisions are finalized.
Public Comments (01:03:23)
A resident expressed concerns about potential underground developments by PK Realty and the need to uphold citizen's will in democratic processes.

The speaker expressed skepticism about PK Realty's intentions, fearing they might pursue their agenda secretly. Emphasizing democracy, they urged adherence to citizens' will to avoid projects counter to public interest.
Public Comments via Online Participation (01:04:22)
Amy Dundon, representing the Portland regional chamber, commended the committee for a balanced draft plan reflecting diverse community feedback.

Speaking online, Amy Dundon appreciated the committee's draft plan for its inclusivity and balance, highlighting its reflection of community diversity and compromise. She noted planned detailed comments for further economic and housing goal alignment.
Discussion on Future Land Use Map (01:07:02)
Committee members discussed the future land use map, focusing on growth designation areas, zoning implications, and potential neighborhood impacts.

The discussion covered the rationale behind growth designations, with explanations of color coding on the land use map. Members debated the implications of zoning changes, potential neighborhood transformations, and how new policies could affect housing types and density.
Discussion on Zoning Policy and Housing Development (01:33:11)
Discussion focused on zoning policy aimed at addressing housing needs and development. Key points include the importance of zoning changes to allow more diverse housing types and the potential impact on neighborhoods.

The discussion centered around the current zoning policies and their impact on housing development. Participants debated the possibility of allowing more diverse housing types, such as duplexes and triplexes, in certain areas to meet housing demands. Concerns were raised about the potential for increased density and the market's influence on development. There was a proposal to rezone some areas from blue to gold to better manage growth and maintain neighborhood character. The committee expressed a desire for more clarity and consensus before moving forward with public engagement.
Concerns About Hedge Funds and Housing Market (01:45:00)
Concerns were raised about hedge funds buying housing and impacting rental prices. The committee debated the risk of turning neighborhoods into targets for large investors.

During the meeting, a member expressed concern about hedge funds purchasing large amounts of housing stock, which could lead to increased rental prices and change the character of neighborhoods. The discussion highlighted the potential risks of allowing increased density in certain areas, fearing it might attract large investors and lead to undesirable market dynamics similar to those seen with the rise of Airbnb.
Proposal to Change Zoning Designations (01:46:00)
The committee discussed changing zoning designations from blue to gold in certain areas to manage growth more effectively and preserve neighborhood character.

The proposal to change zoning designations from blue to gold was debated. This change would signal a shift towards managing growth more conservatively and preserving the existing neighborhood character. The committee was divided on the proposal, and a straw poll indicated mixed support. Members expressed the need for further discussion and clarity before making a final decision.
Discussion on Transitional and Growth Areas (01:50:00)
The committee examined the differences between transitional and growth areas, discussing how each designation affects zoning and development potential.

The meeting included a detailed discussion on transitional and growth areas within the city. The committee explored how these designations affect zoning policies and the potential for development. Transitional areas were seen as a way to allow non-conforming structures to become conforming, while growth areas were geared towards accommodating more significant development. The discussion aimed to clarify the implications of these designations for future zoning decisions, with a focus on maintaining a balance between growth and preserving the character of existing neighborhoods.
Discussion on Rental Properties and ADUs (02:03:13)
Discussion on the impact of rental properties, ADUs, and the importance of owner-occupied properties for neighborhood stability.

The committee discussed the benefits of rental properties and accessory dwelling units (ADUs), with a preference for owner-occupied properties to maintain neighborhood stability. Concerns were raised about extending developments into neighborhoods and the impact of short-term rentals.
Motion and Vote on Changing Blue to Gold (02:05:05)
A motion was made to change the color scheme from blue to gold for public presentation, followed by a vote.

A motion was raised to change the color scheme used in documents or presentations from blue to gold to enhance public presentation. Members voted on the motion, and those in favor raised their hands.
Executive Summary and Introduction to the Plan (02:05:24)
Review and discussion of the executive summary and introduction sections of the new plan, focusing on language and themes.

The committee reviewed the executive summary and introduction sections of the new plan. They discussed the language used, particularly the terms 'unique' versus 'unprecedented' growth, and the clarity of takeaways. Suggestions were made to keep the language concise and impactful.
Discussion on Infrastructure and Growth Designations (02:11:30)
Discussion on infrastructure needs relative to growth designations and the implications for city planning.

The committee discussed the infrastructure needs associated with different growth designations. They highlighted the importance of balancing infrastructure maintenance with the need for upgrades to support growth. The conversation included a clarification of terms used in state guidance.
Comprehensive Plan Themes and Takeaways (02:20:00)
Clarification on how comprehensive plan themes are addressed and the relationship between takeaways and themes.

The committee addressed concerns about potential confusion between the seven comprehensive plan themes and the four key takeaways. Suggestions were made to clarify how the takeaways relate to the themes, ensuring the plan's messaging is coherent and easily understood.
Policy Guidance for Industrial Zones (02:24:00)
Discussion on policy guidance for industrial zones, including environmental and resilience requirements for existing facilities.

The committee discussed policy guidance for industrial zones, focusing on environmental and coastal resilience requirements. Concerns were raised about ensuring facilities like those in the Lincoln Industrial Zone meet stringent standards, while also considering the impact on residential areas.
Eastern Waterfront Nonconforming Uses (02:27:00)
Discussion on maintaining nonconforming use status for Eastern Waterfront industrial facilities and limiting encouragement of industrial uses.

The committee discussed the Eastern Waterfront's status as nonconforming for industrial uses. They agreed on language that allows for improvements to meet environmental standards, without encouraging continued industrial activity, aligning with long-term urban planning goals.
Coastal Resilience Overlay Zones (02:30:00)
Consideration of implementing coastal resilience overlay zones to manage development in high-risk waterfront areas.

The committee considered the implementation of coastal resilience overlay zones to manage development in high-risk waterfront areas. The focus was on suppressing development until comprehensive resilience strategies are in place, particularly in high-pressure development zones.
Discussion on River Place and Ferry Village Policies (02:36:40)
The discussion focused on the unique issues of River Place and Ferry Village regarding coastal resilience and development policies, highlighting the differences with the Willard area.

The committee discussed the unique challenges faced by River Place and Ferry Village in terms of coastal resilience. It was noted that River Place is a singular property affected, with a need for nuanced language and policies that differ from those applicable to the Willard area. Ferry Village's issues were also discussed, noting the desire to help them maintain their area while addressing dune pressure and exposure concerns. Custom tailored policies are being considered for these areas.
Concerns About Housing Development in Coastal Areas (02:40:00)
Committee members expressed concerns about housing developments in coastal areas vulnerable to sea level rise, with community opposition highlighted as a significant factor.

A committee member raised concerns about the potential for housing development in coastal areas vulnerable to sea level rise, emphasizing that this issue is not going away. They highlighted the strong community opposition to residential development in these areas, noting that it has been communicated through emails, petitions, and public comments. The importance of listening to community feedback and taking a leadership role in responding to these concerns was emphasized.
Debate on K Lupas Boundaries and Policies (02:45:00)
The committee debated the boundaries of K Lupas and associated policies, with concerns raised about development impacts and the need for further discussion before presenting to the council.

A detailed debate took place regarding the boundaries and policies of K Lupas, particularly concerning the impact of development and the need to balance growth with environmental and community considerations. The committee expressed concerns about freight traffic, waterfront development, and community feedback. Members discussed whether the current boundaries and policies adequately reflect community needs and environmental challenges, with some advocating for further discussion and clarity before presenting recommendations to the city council.
Recommendations for Public Engagement and Council Feedback (03:00:00)
The committee considered how to present their current plans for public engagement and the role of city council feedback in finalizing recommendations.

The committee deliberated on how best to present their current comprehensive plan to the public, emphasizing that the plan is not final and is open for public comment. They discussed the possibility of including additional context or alternative proposals to better inform public feedback. The role of the city council was considered, with suggestions that council feedback could help guide final decisions on contentious issues, particularly regarding K Lupas boundaries and policies.
Discussion on Coastal Resilience Overlay Zone (03:08:14)
The committee discussed the complexity of the coastal resilience overlay zone, emphasizing public misunderstanding and the need for better communication.

The committee members expressed concerns about how the public has misunderstood the coastal resilience overlay zone. They discussed the importance of providing more context to the public to help them understand the implications of the overlay zone and the areas that might be affected by residential development.
Public Perception and Misinformation Campaigns (03:10:51)
Concerns were raised about a deliberate misinformation campaign affecting public perception of the committee's work, stressing the need for clear communication.

Committee members discussed challenges posed by misinformation campaigns that have led to public misunderstandings about the committee's policies and decisions. They emphasized the importance of communicating the pros and cons of proposed plans to address public concerns effectively.
Obligations to Inform the Public (03:12:22)
The committee agreed on the obligation to inform the public about the comprehensive plan and its implications, with a focus on transparency and clarity.

Discussions centered around the committee's obligation to make the comprehensive plan and its implications clear to the public. Members agreed that it was important to publish the pros and cons of the plan before the next public meeting to allow for informed public comments.
Motion to Reconsider Previous Vote (03:18:19)
A motion to reconsider the previous vote on the comprehensive plan was introduced due to new information and the need for further discussion.

A committee member proposed a motion to reconsider a previous vote on the comprehensive plan. The motion was based on the presentation of new information that was not available to committee members before the initial vote. This motion aimed to allow for further discussion and consideration of the plan.
Debate on Motion to Reconsider (03:26:00)
The committee debated the motion to reconsider, discussing procedural rules and the need for clarity in decision-making processes.

During the debate on the motion to reconsider, committee members discussed the procedural aspects of such motions according to Robert's Rules of Order. They debated whether the previous decision should be reopened for further discussion and the implications of doing so.
Substitute Motion Proposal (03:35:46)
A substitute motion was proposed to present the draft plan with additional options and context to the public for feedback.

A committee member proposed a substitute motion to present the current draft plan along with two additional options to the public. The proposal included providing a contextual summary to help the public understand the options and provide informed feedback.
Discussion on Proposed Plans and Amendments (03:39:26)
Committee discusses the proposed plans, amendments, and the inclusion of additional documents for public feedback, with suggestions to amend existing proposals.

The committee discusses the proposed plans, focusing on amendments to current proposals and the addition of supplemental documents to provide alternatives for public consideration. Various committee members express their understanding of the plans and suggest amendments to existing motions. The discussion includes a proposal to include an appendix with alternative options and the delegation of drafting tasks to specific members.
Vote on Motion to Amend (03:48:44)
Motion to amend Peter's original proposal is passed with votes recorded for each committee member, resulting in the amendment's approval.

The committee takes a roll call vote on the motion to amend Peter's original proposal. The votes are recorded, with most members in favor, resulting in the approval of the amendment. The motion's passage reflects the committee's decision to incorporate the amendment into the proposed plan.
Delegation for Drafting Appendix (03:50:00)
A motion is made to delegate drafting of supplemental material to Howard and Peter, allowing them to work with planning staff to create the appendix.

A motion is introduced to delegate the responsibility of drafting the appendix, which includes alternative options for the proposed plan, to Howard and Peter. The motion proposes that they work with the planning staff to ensure the appendix is well-prepared. The committee discusses the timing and necessity of this delegation before voting on the motion.
Public Comments and Feedback (03:51:00)
The floor is opened for public comments, with residents and representatives expressing opinions on the proposed plans and the need for open spaces.

The committee opens the floor for public comments. Several residents and representatives of organizations provide their feedback on the proposed plans. Key points include the importance of considering open spaces, concerns about vested interests, and suggestions for the city council to purchase land for recreational purposes. Public sentiment reflects a mixture of support and criticism towards the committee's actions and proposals.
Adjournment (04:03:46)
The meeting is formally adjourned after a motion to conclude the session is made and seconded.

Following the completion of agenda items and public comments, a motion to adjourn the meeting is made, seconded, and approved. The meeting is formally concluded, with members thanking each other for their participation and efforts throughout the session.