The ORC committee reviewed the white paper presented by the Town Planner and CEO.
Town Planner & CEO White paper recommendations:
Increase bounders in the BD Zone-
Increase land available for business
The Order 99 proposed BD to increase. The BD area located on Route 202 acreage would increase from the reduced acreage approved 10 years ago to expand beyond its original borders:
Order 99 recommendation : The Business Development district covers an area on Route 202 (the West Gray Road) bordered by the Maine Turnpike on the east, the Wellhead district to the north, Ramsdell Road on the west and the Resource Protection district on the south . Also the Business Development district includes land bordered by Frost Road on the northeast, Center Road on the east and the Resource Protection district on the west.
The present underlying districts are Business Development, Rural Residential/Agricultural District.
Note: Per Table 4-2 of the Comprehensive Plan, the present percentage of total acres zoned for business or commercial use in Gray is approx 4.1% (1121 acres of the total 27,760 acreage for Gray). Total undeveloped acres zoned for business and commercial use is 581 acres of the total 17, 061 undeveloped acres available in Gray which is approx 3.4% of the total acreage available. There is a disproportional amount of land available for residential use and a potential of increased tax burden if more land is not reserved for future economic growth.
Add more uses to Home Occupations- Addressing Route 26 and Route 115
Enable Home Occupation expansion i.e. a professional occupation that increases beyond the residence. (subject to impact limits)
ORC Discussion-While Home Occupations needs to be updated to include more current uses that will have low impact to abutting neighbors, it does not allow for low impact businesses to establish without having to reside in the structure. Defined properly the added uses for home occupation should be allowed in all residential zones but areas with high visibility and traffic which generate business should have the potential of expanded criteria and use. If an incubator home occupation expands to needing more access to visualization or traffic land should be available in those areas for expansion. Some of the zones should be analyzed to include similar uses that already exist. An example of an inequity is a medical facility is allowed on Route 26 but a professional office is not. ORC should research new uses
and evaluate whether is should be added to Home Occupation while adding other uses with higher impact to zones already in existence. The Route 26 and Route 115 zoning proposals were to incorporate present activities occurring in those areas and a proactive approach to future development but could be reserved for a future consideration.
Create an adhoc committee for Zoning Reviews-
ORC Discussion-Creating another committee is not the answer. There are too many other committees that are unfilled. Per 602.44 of the Council’s Rules ORC’s responsibility is to:
B. Duties
1. The Committee shall draft Town Ordinances and amendments to Ordinances relating to zoning, subdivisions, land use, and other ordinances, all as requested or directed by the Town Council.
2. The Committee shall offer advice, assistance and make recommendations to the Town Council, Town Manager, Town Committee and Town staff as to needed changes in land use ordinances and the like, as directed by the Town Council.
Ordinance Review Recommendations:
It has been discussed with some members that zoning should be eliminated. The problems that seem to be occurring is not with zoning as much as it is with the timely and unjust processes that some have experienced in the past. The process needs to be streamlined and equitable. Discussion of reverting back to conditional uses instead of uses requiring site plan review was also discussed.
ORC needs to be utilized in developing ordinances and they should include a plan which utilizes the town planner, CEO, Comprehensive Plan Advisory Group and/or other resources to assist in its development. This plan can be developed by incorporating some of the recommendations of the Town Planner and CEO’s white paper with respect to approach. The ORC will develop a schedule of action plans to address the zones to be addressed.
( Bill this needs to be discussed with the other members. It is ORC’s responsibility but when the demand arrives then committal of more dates to accomplish the task will need to be made. I am not sure all on ORC are in agreement?) Your thoughts.
There is a disconnect between the Planning Board and the ORC. We need to find a way to coordinate and streamline the process.
Suggestions for Immediate Priority Adjustments
· Well Head 1 & 2 – zone lines to be redrawn on map according to Water Districts recommendation to include buffer area
· Revert back to prior Village C zone lines and eliminate AP criteria
· BD on Route 202 – Increase acreage
· Business Residential Zone ( to be renamed) proposed for Route 202-encourage traffic flow out of center of town
· Southerly line (Bibber) change for the Commercial Zone.
Action Plan
1. Draw Zone lines on new map
§ WH1 & WH 2-Have a map created to incorporate Water Districts recommendations for WHI and WH2 zone lines for first ORC meeting in January.
§ VAP-Revert back to prior Village Commercial zone lines lifting the VAP criteria.
Review and update uses, space standards, and performance standards.
§ Commercial-Maintain existing zone lines with the exception of adjusting the southerly property line up to Bibber property line. (Bibber property excluded from Commercial zone with total acreage in Medium Density district per their request).
Review and update uses, space standards, and performance standards
§ Medium Density- Adjust lines according to WH2 boundaries on Route 26 and Route 100 north. On Route 100 south, adjust up to Bibber property line.
Review and update uses, space standards, and performance standards.
Review and update uses, space standards, and performance standards
§ Business Development-Increase zone per recommendations of the original Order 99 taking into consideration the WH2 zone boundary lines.
Review and update uses, space standards, and performance standards
§ Business Residential-(Zone name to be renamed) Route 202. Create auxiliary zone to assist the needs and demands of the Business Development District and to assist in diverting traffic flow from the Turnpike from turning right to the village center.
Research uses, space standards, and performance standards
RRA- Update Home Occupations
Review and update uses, space standards, and performance standards
§ AOZ-Upon recommendation of the Water District review boundary lines
§ Lake District- Maintain zone lines until review
§ Mobile Home Park-Maintain zone until review of state’s criteria.
§ Institutional Control Zone-ICZ- Maintain
The Ordinance Review Committee would look at:
Reducing the number of zones
Increase acceptable uses for business in each zone
Modify the triggers for site plan review.
There was a definite indication that home occupations should be encouraged and allowed to expand.
There was a desire that zoning be simplified and a greater reliance on market forces.
Focus on use/ density/ space standards/performance standard changes within the present zones
Postpone recommendations of zone changes of Route 26 and Route 115 Zone changes
Review feasibility of Contract Zoning within business/ commercial / proposed village commercial districts
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