Overview of Key Policy Issues Update of the Gardiner Comprehensive Plan

(March 4, 2014)

The draft of the 2014 update of the City’s Comprehensive Plan includes a number of significant policy proposals. Some of these proposals involve possible changes in City programs and future land use regulations including the zoning ordinance. These proposals are set out in Chapters 5 and 6 of the review draft. In many cases, the same issues are addressed from different perspectives in Chapter 5 and Chapter 6. Chapter 5 typically provides the reasoning behind various proposals and what they are intended to accomplish. Chapter 6 then provides more of the details about the land use regulations that would address these proposals.

This overview highlights a number of the key policy proposals and provides references to where more information can be found in the review draft. The Future Land Use Plan on pages 76-77 of the draft shows the proposals for the future growth and development in the City. If adopted, this plan and the related descriptions of the various land use designations will guide future revisions to the City’s zoning requirements.

The following items highlight areas where there are differences between what is proposed in the Future Land Use Plan and the City’s current zoning provisions:

  • Designate the outer Highland Ave. area west of West Hill Road as a Rural Area (see pages 82-83 for the description of the Rural Area). This would encourage this area to remain rural. This area is currently zoned Residential Growth.
  • In conjunction with this prior proposal, designate the lots on the west side of West Hill Road as High Density Residential (see pages 80-81 for the description of the HDR). This is the same designation as the other side of the street. This area is currently zoned Residential Growth.
  • Designate the state office building off Northern Ave. as High Density Residential to match the surrounding neighborhood (see pages 80-81 for a description of the HDR area). This would limit future reuse or redevelopment of this property to uses that are compatible with the neighborhood. This building is currently zoned Planned Development (PD).
  • xtend the Cobbossee Corridor designation downstream to Bridge Street (see pages 78-79). This will put all of the stream corridor upstream of Bridge Street to New Mills in the same designation. Some of the lots near Bridge Street are now in the Central Business (CB) Zone. There is also related discussion of the Cobbossee Corridor on pages 51-52. 2
  • Divide the current Central Business zone into two land use designation – the Traditional Downtown Area and the Downtown Fringe – and have separate standards for the two area that reflect the current and desired pattern of development (see pages 81-82 for descriptions of these two areas). There is related discussion of the downtown on pages 52-54.
  • Allow “accessory business uses” in homes in the High Density Residential area that are on Brunswick Ave. Church Street, Highland Ave. and Water Street west of downtown. There is a discussion of accessory business uses on page 55.
  • Designate the largely undeveloped area between Old Brunswick Ave. and the Cobbossee Stream west of West Street as the Cobbossee Planned Development Area that allows new housing on smaller lots if it is designed to be compatible with the established residential neighborhoods to the east (see page 78 for a description of this designation) There is additional discussion of this concept on pages 57-58.
  • In conjunction with the prior proposal, designate the developed lots on the west side of West Street as High Density Residential to match the other side of the street (see pages 80-81 for a description of the HDR).
  • Designate the portion of the outer Brunswick Ave. corridor from the armory area out to Ainslie’s Market as a Mixed Use Village Area that allows smaller scale commercial uses along with residential uses (see page 79). This area is currently zoned primarily Planned Development and Residential Growth. There is discussion of the entire outer Brunswick Ave. corridor on pages 49-50.
  • Extend the Planned Development designation on the south side of Outer Brunswick Ave. to include the Blueberry Hill area (see pages 79-80 for the description of the PD designation). There is discussion of the entire outer Brunswick Ave. corridor on pages 49-50.
  • Designate the portion of the outer Brunswick Ave. corridor as a Planned Highway Development Area to accommodate activities that might benefit from a location adjacent to I-295 (see page 80). Most of this area is currently zoned PD. There is discussion of the entire outer Brunswick Ave. corridor on pages 49-50.

In addition to these proposals relating directly to land use and future zoning provisions, there are a number of other significant proposals in Chapter 5 of the draft. The following is an overview of a number of those proposals:

  • Development in the outer Brunswick Ave. corridor is addressed on pages 49-51.
  • Redevelopment in the Cobbossee Corridor is addressed on pages 51-52.
  • Increasing investment in Downtown is addressed on pages 52-54.
  • Expanding opportunities for home businesses and home occupations is covered on pages 54-55.
  • Improving existing neighborhoods is addressed on pages 55-57 including proposals for the reuse of large older buildings.
  • Capitalizing on the scenic beauty of Route 24 and the river is addressed on page 58.
  • Encouraging reinvestment in historic properties is covered on pages 58-59.
  • Consideration of housing for seniors is covered on page 59.
  • Expanding opportunities for walking and biking is addressed on pages 60-61.
  • Improving recreational facilities is covered on pages 61-64.
  • Increasing activity in Downtown is covered on pages 64-65.
  • Improving older homes including energy efficiency is addressed on pages 66-67.