Comprehensive Plan Update Committee
Meeting Minutes
April 1, 2002
Stimson Hall
Present: Don Hutchings, Jerry Grant, Richard Barter, Dick Cahill, Cole Thompson, Mark Grover, Peter Crichton, Ralph Taylor, Audrey Burns, Steven Berry, Bruce Libby, Sue Austin, Lloyd Dunn, Evelyn Durgin, Elizabeth Salvetti, Jason Wilson
Excused: Don Whitney
I. Minutes
A. Minutes of March 13, 2002
The following notation was added for clarification to the minutes of March 13, 2002 page 2.
After the Committee reviewed and assigned number values for desirability, cost and value, the Chair and the Manager complied the information, which was then presented in the form of a chart. No formal motion was taken on the numbering.
There were no other comments or corrections.
It was moved and seconded to accept the minutes of March 13, 2002, as amended.
The Committee s vote was unanimous.
B. Minutes of March 20, 2002
No action was taken.
II. Discussion of Priorities for Traffic Issues and other Comprehensive Plan Related Issues
Mr. Cahill reminded everyone that transportation information was distributed. The Committee talked about the upcoming Maine Department of Transportation projects, which includes the westerly bypass and improvements to Route 26 near the New Gloucester town line. The state is currently monitoring what impacts the Pineland Campus will have on Route 115. The study may indicate that upgrades to Route 115 are needed. Dick mentioned the T 2000 sidewalk project (for Route 100 near the American Legion) that has recently gone out to bid. Peter Crichton inquired as to how these road improvements would help alleviate some of Gray s traffic problems. Dick explained that the sidewalk project will help with pedestrian traffic and it was also possible that the state might choose to do some additional work, which would include the village area. The westerly bypass project will help divert traffic out of the village area, helping to alleviate congestion and noise while improving safety. The work
slated for Route 26 will compliment the bypass work and help improve the “seven deadly corners” area on Shaker Road. It is also possible that as a result of the Pineland traffic study, additional funding may become available to help improve traffic from east/west at Pineland.
Mr. Barter explained that the Route 100 study is designed to widen and improve traffic with shoulders and turning lanes. Mr. Cahill said the Dry Mills intersection and Portland Road/Center/Frost/West Gray Road connections might also be another possibility for future improvements. Mr. Barter said that some of these ideas have been discussed for years and are now finally coming to pass because of political pressure. Richard suggested the Committee look to focus on some suggestions as to what the Town can do regarding road improvements and connections without the state s involvement. Both Don Carroll and Jerry Grant have discussed ring roads in the past and the possibility of having the town construct some of these roads. It looks like Windham will need to look at their options to move traffic toward Gray and the turnpike area. Richard
encouraged more regional efforts with Windham and New Gloucester to work on ways to divert traffic away from Gray Corner. Mr. Grant noted that the state has projected that traffic will decrease by 40% with the westerly bypass connection. Mr. Barter said that the town needs to check on its projected growth rate in the next five years or so, to insure that the bypass and other projects will keep up with any future growth. East Raymond traffic will need to be observed and Egypt Road (if paved) will also channel more traffic through the Dry Mills area.
Mr. Thompson said that while the Committee has talked about the significance of regional planning, it has not set it as a high priority. Cole wondered if the Committee needed to go even further and formalize the regional planning concept as a priority. Cole suggested that proper signage be used to redirect traffic, and used Lawrence Road as an example to move traffic toward Route 100 bypassing the village. Mr. Cahill said that the Regional Transportation and Advisory Committee have several areas involved with transportation issues: Falmouth/Freeport, Standish/Lakes Region, Route 302 & You (Windham). Dick said it was very important that Gray participate in these meetings and promote a more regional approach. Mr. Grant mentioned some meetings that have taken place with Selectmen from New Gloucester, Gray Council, Windham Council and
Greater Portland Council of Governments to address regional alternatives i.e. traffic, public safety. Jerry said that it was important that the Comprehensive Plan Update Committee encourages regional solutions to some of the town s local problems. It is possible that a committee will be formed at some point in the future that will work with area towns to keep the regional momentum going and to work toward achieving solutions to problems that impact many towns. Audrey Burns suggested that two representatives from each town meet on a regular basis to study common problems and to research solutions. Ms. Burns said the committee should be a standing committee.
Mark Grover said that while the Comprehensive Plan Committee has made some specific recommendations, he would propose the Council add additional requirements for the traffic committee. Mark suggested that the traffic committees of neighboring towns meet and report back to their respective communities. Peter Crichton added that he felt County government should also be involved. As a Gray resident, Mr. Crichton said he was participating because he lives in the community and has had experience working on other comprehensive plans in the past. Peter told the committee members that they could have a strong influence beyond the town of Gray. Unfortunately the County is not set up to provide funds to local communities. Sue Austin mentioned how the regional meetings got started as the result of the Pineland project. The format is
good and the towns have a lot of energy. Many discussions have started with traffic and branched off into zoning, and shared services conversations. Ms. Austin praised the town s new relationship with New Gloucester and said they are using the same “regional” language in their planning as Gray.
The subject came up with regard to breaking into subcommittee groups that can work on specific areas of the comprehensive plan. Mr. Hutchings and Mr. Grant both expressed that the committee should not break up into subgroups until more information is presented to the committee from RKG Associates. Mr. Thompson said that additional wording would be needed to be included in the plan to maintain accountability so that the work that has been done does not fall by the wayside. He proposed adding this as a duty of the Council. Richard Barter said while some areas overlap, others cannot be mandated. Traffic in Gray may not be an area that other towns want to commit their energy to for the long term, but other areas like fire and public safety might gain better support with a regional approach. Mr. Barter said that he hoped that RKG would be
able to provide models that are working. He thanked Mitch Berkowitz for his standing commitment to this issue.
The Committee discussed the two-hour window for their meetings and whether or not there was an interest in extending the meetings beyond two hours. It was decided that for the most part, two hours would be adequate if the Committee stayed on task in identifying the issues.
Mitch s traffic memo was reviewed that summarized the committee s previous meeting with no significant changes made to section A. Gray Corner and B. Outlining Areas. It was suggested that the wording in item 2 (outlining areas) be changed to more general terms (instead of “move the road”). Also Item 5 should be rephrased to say “alternatives to the barrier tolls.”
Under Other Comp Plan Related Issues, Items 1-3, the proposal to switch the Town Hall with the Pennell Institute building received a lot of positive support from the Committee. The trade would include the current town office and former post office buildings utilizing the Pennell Institute (SAD # 15) building. It was noted that this concept should fall under the General Section, making it item 9. Cole Thompson suggested that open space be identified and the interconnection of trails should also be referenced but the committee was not sure if it needed to be in the General or Zoning section. It was decided to keep this included in the General section for now and to ask RKG Associates for guidance.
The topic of architectural standards came up with some confusion as to whether that category falls under zoning or general. Some committee members voiced concern that if the town does not impose some type of standard the town might regret it later on. On the flip side, Gray s historical district is very limited and does not have a consistent style as Yarmouth does. It was suggested that the committee ask the consultant s about specific language to address architectural standards and historical preservation.
III. Review of Housing and Population Chapter
Mr. Cahill asked the Committee to review the summary of Section 1-2. He noted that the average age has increased (age of residents) and that this factor will play a role in the school and the needs of the community. The number of households has increased at a faster rate than the population. A change in household income was also noted, which has Gray s higher than both the county and the state. A total of 900 housing units over the past 20 years the majority of which are single-family homes (this represents 65% of the total growth). Multifamily units have increased by 240 units between 1990 and 2000 (most of these units were duplexes). During the same 10-year period, Gray had the seventh highest rate of residential building permits in all of Cumberland County. The average price of a home increased by 33% between 1992 and 2000. Average
sale price for a single family home: $169,000; 42% of homes that sold, were for under $125,000.
Maine State Housing Authority reports that there is a weak demand for small starter homes due to fewer younger residents, which translates into more demands for services and a stronger demand for assisted living housing. Future population will experience a reduced rate of growth, as is the trend for the County overall. A decrease in a slower regional population will be noted as will declining household sizes. Both will have an effect on the types of services the town will need to provide. The Town may need to reevaluate housing to determine if there is a variety of suitable housing for residents of various age groups as well as affordable housing.
Mr. Barter cautioned that the material presented is from 1999 and that other things have played a part in the addition of homes being built in Gray, like a favorable mortgage market. Plans for a senior housing development on Collier Hill were scraped because connecting sidewalks were not available. The Town needs to learn how to accommodate its aging population; the difficult part will be how to get this information into a policy statement. Mr. Cahill noted that the 2000 census information is still not available and will shed some additional light on the figures once it is obtained. Mr. Hutchings said the data provided so far, does not support what the Planning Board has been seeing which is some fairly large subdivision developments in the Town. Jason Wilson cautioned that the use of linear models over a 30 year period yield different
figures than over a 5-year period.
Mark Grover noted three items that needed to be added for further action:
No assisted living facility in Gray
Shortage of subsidized housing
Growth management
Evelyn Durgin asked about rezoning and finding suitable land for a new school and assisted living units. Mrs. Durgin was informed that the Committee would be looking at zoning, lot sizes, growth caps and other areas as it moves forward in the plan s update. The school district will also play a role in determining where the new school will be located.
The Committee agreed overall that Mark s three points be incorporated into the plan.
Mr. Taylor said that state would not be inclined to work toward the Frost Road connection that was mentioned earlier. He mentioned how difficult is to get the state to fix just a small portion of Yarmouth Road, that needs repair. Mr. Hutchings said the ideas still need to stay out in the forefront so that in the future they can be acted upon. Mr. Barter mentioned how unsafe the area by the Congregational Church (Route 115) is for pedestrians and that the town needs to address this (i.e. building sidewalks by eminent domain if necessary or recommended by the consultants).
Steve Barry reminded the Committee that it needs to stay focused working on measurable goals for the town and not trying to see that everything either makes it or fails.
IV. Summary and Wrap Up
Next meeting: Wednesday April 24, 2002 at 6:30 p.m., Stimson Hall.
RKG Associates will be in attendance.
V. Adjournment
It was moved and seconded to adjourn the meeting.
Meeting adjourned at 8:28 p.m.
Respectfully submitted,
Janmarie A. Bourret
Recorder
Notary Public
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