York Town News
Planning Board, selectmen grapple with town's growing pains
By Jennifer L. Saunders
YORK - The Board of Selectmen and Planning Board met together for the second consecutive week to look at a lengthy list of proposed zoning and Comprehensive Plan changes as they struggled with how to best manage the town's future growth.A workshop meeting on Thursday, June 29, to discuss proposed changes following public hearings one week earlier was held as part of the ongoing process that will ultimately determine which questions go to the voters in November.
Among the items discussed is a current provision in the ordinance that would allow large-scale retail; i.e., "big box" stores such as Home Depot or Wal-Mart to be built in York Harbor.
"Surprisingly, we allow big box retail in the harbor," Town Planner Steve Burns told the Planning Board and selectmen. "… Obviously, the harbor isn't a place where you'd want a Lowe's or a Home Depot or a Wal-Mart … Not that there's anything wrong with that, it just wouldn't be in character."
When it comes to zoning that would keep a big box out of the harbor, Planning Board Chairman Barrie Munro said, "This has been a long time coming."
Another item that got some discussion was a new ordinance to require propane and oil tanks to be anchored. Brought forward by York Beach Fire Chief David Bridges, the ordinance is in response to the May floods, where tanks could be seen floating along York Beach's flooded roadways.
"I don't see the enforcement piece," Selectman Mike Estes said of the ordinance, stating it should be included to be sure all oil and propane companies are adhering to the ordinance and not filling tanks unless they are property anchored. The key, he said, is to be sure all companies are on the same playing field with the ordinance.
The Planning Board also updated the selectmen on a meeting scheduled with the York Housing Authority for July 27 to continue discussions around a workforce housing ordinance proposed for the ballot in November. At the previous joint session, the boards heard concerns from residence about such issues as income guidelines, assessment levels and whether such housing would be regulated to remain affordable or if it could be turned around and sold as "market rate" housing.
Also at the June 29 meeting, the boards discuss policy amendments regarding public water and sewer, and how limits to expansion could impact ratepayers and growth as well as future town projects.
For example, several selectmen brought up negotiations for an ice arena and swim center on the town's Bog Road land - projects they agreed could benefit from access to town water or sewer.
Selectmen Vice Chairman Dwight Bardwell said a provision should be considered for the town's 70 acres on Bog Road, however.
"I think we're remiss if we don't make some attempt to provide sewer. … If we don't provide it, we restrict it," he said.
Acknowledging the support for the skating and swimming projects. Marshall said it is not the town's responsibility to turn the parcel into prime development land.
Planning Board member Glen MacWilliams said that crossing the turnpike with a sewer line could result in growth in areas far beyond the town's land, however.
Regarding areas of the Route 1 zone in Cape Neddick, Macdonald said, "What isn't bony is swamp. … Any impervious surface that is added to that area is going to impact severely on the Cape Neddick River."
He said the town should narrow the Route 1 growth zone to match the types of soils on the land.
"Two days of rain, and whatever soil you have is saturated, and whatever rain you have after that is headed toward the ocean overland at high velocity … It is really not appropriate for dense development of any kind."
Instead, Macdonald suggested transfer of development rights should an option for landholders in the rural zones to send the increased development to areas that want more residential and business uses, such as York Beach.
"Do it by incentive and disincentive … Combine those two things and you may have what you want," he said.
Ultimately, both boards agreed more discussion would be needed regarding the Bog Road lands, but that outside of that parcel, the focus should be on the high-density areas currently developed in town that need water or sewer to address existing problems.
The next public hearing is scheduled for the Board of Selectmen's meeting on Monday, August 21.
For more on the proposed changes, visit www.yorkmaine.org and follow the links to the Planning Department.
