In order to slow residential growth in our rural areas and deflect it away from our most rural areas, and toward other areas, the following major changes will be made to the existing residential districts. There will still be districts called Village and Residential, but their descriptions will change and two new districts will be added. One is called a Village Expansion District and the other is called a Rural District. Issuance of building permits for new homes will be capped in the Rural District in order to protect and sustain the rural resources located there from excessive and incompatible development.
The purpose and intent of the other existing districts, such as Commercial, Aquifer Overlay, Streams and Wetlands Protection, Manufactured Housing (Mobile Home) Park and the Shoreland Zones will be very similar to what existed in 2002.
This narrative, the Proposed Residential Districts matrix (Figure 40 at the end of this section) and the Future Land Use Map are to be used together. The Future Land Use Map is meant to portray a conceptual plan, with the understanding that the general areas identified on the Map will remain but there may be slight modifications to their precise boundaries when a lot-by-lot analysis is conducted during plan implementation. What the map, the matrix and this narrative are trying to accomplish is to preserve large areas of undeveloped land, to promote the sustainable use of the rural resources located there, and to deflect the growth that might have occurred there to more suitable parts of Casco. Ultimately, the exact delineation of district boundaries will be subject to a rigorous review by the ordinance developers and the public, and will be put to a vote at a future Town Meeting.
The following criteria were used to determine initial conceptual areas suitable for residential growth in the next 10 years, and those areas from which to deflect growth. These criteria shall be used as the basis when determining the actual boundaries of any districts. They are listed in approximate order of importance:
1. Environmentally suitable areas (soils, slope, etc.)
2. Enough for a majority (55%) of the projected growth (containing from 500 to 1,000 buildable acres)
3. Near existing major roads: Mayberry Hill Road, Quaker Ridge Road, Route 85.
4. Easy access to major transportation routes: Routes 302, 11, and 121.
5. Adjacent to existing Village Districts.
6. Close proximity to public services and facilities: municipal buildings, stores, professional offices, bank, post office, recreational facilities.
7. Preserving wildlife corridors/habitats and large undeveloped blocks of land.
1. Enough for a 30% share of residential growth.
2. Areas that already have some residential development, are predominantly residential and should remain that way.
3. Near existing major town or state roads.
1. Large blocks of undeveloped land.
2. Important wildlife areas.
3. Farm land (good agricultural soils).
4. Land adjacent to existing or proposed conservation land.
5. Scenic areas, views, hilltops.
6. More sparsely settled areas.
7. Forested land.
8. Aquifers.
9. Wetlands, undeveloped shoreline, streams.
10. Natural outdoor areas used for traditional recreation (hiking, hunting, etc.)
General Description: This district is distinguished by its traditional New England Village character, with street trees and houses on smaller lots and closer to streets. It should be inviting, attractive, walkable, and conducive to informal visiting and gathering. Amenities and buildings should be at a human scale. It also is characterized by “mixed use” that is, primarily residential development interspersed with small, low-impact businesses in keeping with village life and providing important services to residents and visitors alike. There should be safe and pleasant pedestrian access. Public investments shall be directed to village areas whenever possible. Therefore, small public parks, street trees, municipal administration buildings and sidewalks are most appropriate for village settings. Traffic speed shall be limited to a safe level, in keeping with the desired environment.
Landscape Representation: Casco Village; Webb’s Mills Village.
Uses:
The following shall be encouraged:
1. Residential uses including, but not limited to, single family dwellings and multifamily dwellings.
2. Cluster housing with open space set-asides.
3. Elderly housing.
4. Accessory apartments.
5. Investments in most public infrastructure (exceptions include such uses as waste disposal facilities).
6. Small, low impact commercial operations with appropriate buffering and in keeping with village character, including architectural/aesthetic standards.
Allow:
7. Affordable housing.
8. Manufactured Homes.
9. Backlot Development.
10. Gardens and hayfields.
11. Low intensity home occupations appropriate to village life: higher intensity to trigger more intensive review.
Allow with restrictions:
12. Agriculture and horticulture.
13. Non-household-pet animal keeping prohibited, or allowed with strict lot size requirements and nuisance standards.
Guidance for Space and Other Standards:
Residential:
· Lot sizes in the range of 30,000 to 60,000 square feet; Planning Board or other formal review required for lot sizes less than or equal to 40,000 sq. ft.
· Possibly shallower front setbacks than existing (2002) Village District standards.
· Minimum lot width needed.
· Perhaps slightly lower road frontage requirements than existing 2002 Village District.
Commercial Standards needed for:
· Larger space standards for commercial uses compared to residential uses and depending on intensity of use.
· Buffering and setbacks.
· Off-street parking.
· Type and volume of traffic.
· Multiple uses on a single lot.
· Appropriate signage and exterior displays.
· Architectural and aesthetic standards in keeping with existing village character.
· Types of businesses allowed – serving local needs.
· Home Occupations; moderate intensity to require Site Plan Review.
Amount of Residential Growth:
Target 55% or more of residential growth to occur in Village and Village Expansion Districts.
General Description: This district is similar to the Village District with even more emphasis here on residential uses. New residential development could have similar or perhaps slightly higher densities. While some low-impact commercial uses will be allowed, there shall be more restrictions on them in keeping with a compact residential area. Because these areas will be more compact, they will need certain amenities to keep them attractive and comfortable places in which to live. Therefore, the following types of features and uses shall be encouraged: sidewalks in new developments; street trees; certain types of public services and facilities; recreation trails and links to existing trails; and areas of open space within and in close proximity.
Landscape Representation: Leach Hill, from Casco Village to the natural gas pipeline right-of-way. Some parts of Webb’s Mills.
Uses:
Encourage:
1. Residential uses including, but not limited to, single family dwellings and multifamily dwellings.
2. Elderly housing.
3. Affordable housing.
4. Cluster/open space subdivisions.
5. Accessory apartments.
6. Residential backlot development.
7. Appropriate public services and facilities.
Allow:
8. Manufactured homes.
9. Low intensity home occupations; higher intensity to trigger more intensive review.
10. Commercial: small professional offices, small, low-intensity retail, public facilities. Somewhat more restrictions than in Village District.
11. Gardens, hayfields, horticultural uses.
Allow with restrictions:
12. Prohibit, or put strict limits on, non-household-pet animal keeping: concerns are noise, odor, numbers, pollution and lot size. Exceptions for organic pest control i.e. quiet feathered insect eaters, weeders.
Space and Other Standards:
Residential:
· Lot sizes in the range of 30,000 to 60,000 square feet; Planning Board review required for lot sizes less than 40,000 sq. ft.
· Slightly deeper front setbacks than Village District standards.
· Minimum lot width needed.
· Minimum road frontage – slightly more than Village.
Commercial:
· Compared to Village:
· Fewer allowed uses.
· Lower impact uses– visual, noise, odors.
· Less intense uses.
· Lower traffic volumes.
· Somewhat greater buffering.
· More dispersion (less clustering) of commercial establishments although multiple commercial uses on a single lot may be allowed, with review.
· Strict requirements for exterior display of merchandise, in keeping with a primarily residential neighborhood.
· Space standards (lot size, buffering, setbacks and road frontage) dependent on intensity of use.
· Home occupations appropriate to a more compact residential area; moderate intensity to require Site Plan Review.
Amount of Residential Growth:
Target 55% or more of residential growth to occur in Village and Village Expansion Districts.
General Description: This district is most like the Residential District of 2002, with lower overall densities than the Village Expansion or Village District. The criteria for intermediate areas apply here. This district is intended to be predominantly residential but appropriate home occupations shall be allowed. This district is suitable for a share of projected development but is not intended to accept the amount or intensity of residential development as the Village and Village Expansion Districts; and only very limited commercial, agricultural and animal husbandry uses will be allowed, based on space and performance standards.
Landscape Representation: The middle section of the Quaker Ridge Road, in the vicinity of Quaker Ridge Terrace and Quaker View II; northwestern-most part of the Mayberry Hill Road toward the Otisfield town line.
Uses:
Encourage:
1. Residential uses including, but not limited to, single family dwellings and multifamily dwellings.
2. Elderly housing.
3. Affordable housing.
4. Cluster housing with open space set-asides.
5. Accessory apartments.
6. Residential backlot development.
7. Gardens, horticulture and hayfields.
Allow:
8. Manufactured homes.
9. Low and moderate intensity home occupations.
10. Public services and facilities shall only be located here if all other possibilities in a Village or Village Expansion District have been exhausted.
11. Consider recreational trails and linkages.
Allow with restrictions:
12. Mineral extraction with strict limitations.
13. Non-household-pet animal keeping.
14. Agriculture and animal husbandry with appropriate space and performance standards.
15. Prohibit or consider only limited, low-impact commercial uses, such as non-manufacturing, non-retail, non-warehouse, very low traffic businesses.
Space and other Standards:
General:
· Rural road buffering
· Access management on major town roads
Residential:
· Minimum lot size range 60,000 to 80,000 square feet. With Planning Board review, lot sizes may be reduced down to a minimum of 30,000 square feet with open space set asides.
· Front setbacks shall be greater than in the Village Expansion District, except in cluster subdivisions.
Subdivisions:
Ensure adequate buffering between new subdivisions and existing uses.
Commercial:
Strict standards relative to intensity of use.
Amount of Residential Growth:
Target of less than 30%.
General Description: This district shall be characterized by large expanses of undeveloped areas and include important rural resources such as open fields, forested land, scenic views, forested road buffers and wildlife habitat and corridors. Sustainable use of rural resources is encouraged, along with those commercial and residential uses that support them. Other uses that help to preserve the undeveloped and natural character of this area and have minimal or no adverse environmental impact shall also be encouraged. Residential uses are allowed with appropriate buffering, and residential density should be much less dense overall than in the other residential districts.
Wildlife/native plant habitat and key wildlife corridors should be protected here. Open Space subdivisions with permanent open space set-asides shall be strongly encouraged. Substantial open space set-asides shall be encouraged in other ways as well, through such means as transfer of development rights, conservation easements, leasing of development rights, deed restrictions, etc.
Landscape Representation: Quaker Ridge from Route 11 to the Funeral Home; top of Mayberry Hill; Route 302 from the Tenney Hill Road to the State Park Road; Rattlesnake Mountain.
Uses:
Encourage:
1. Sustainable agriculture, horticulture, animal husbandry and forest management.
2. Nature-based educational facilities, seasonal youth/adult camps and retreats.
3. Subdivisions with substantial open space set-asides.
4. Gardens and hayfields.
Allow:
5. Residential uses with appropriate buffering.
6. Subdivisions with a limited number of units.
7. Manufactured homes.
8. Elderly housing and affordable housing.
9. Accessory apartments.
10. Facilitation of backlot development.
11. Environmentally friendly, low-impact, low-noise recreational uses.
12. Low and moderate intensity home occupations.
Allow with strict standards:
13. Mineral extraction and processing.
Space and Other Standards:
· New home building permits will be allocated in this district.
· Minimum lot size greater than and different from that in Residential; could range as low as 40,000 square feet in subdivisions with clustering and substantial open space set asides.
Amount of Residential Growth:
Target of less than 20%. This district will be subject to a “Building Permit Allocation System”, described below.
Purpose:
· To help preserve rural character by directing growth away from the Rural District.
· To help assure that the number of new homes built in the Rural District meets the target set for it.
Building permits for the following uses shall be subject to allocation:
1. New homes, new mobile homes, new manufactured homes; whether on an individual lot or in an approved subdivision.
2. New multifamily housing and condominiums.
Building permits for the following uses shall not be subject to allocation:
1. Accessory structures.
2. Remodeling of an existing structure.
3. Replacement of existing structure.
4. Creation of an accessory apartment.
Determination of allocation number:
1. Initially, allocation number shall be 20% of the average number of new homes built town-wide over several recent years (including mobile/manufactured homes and excluding seasonal dwelling units in contract zones).
2. Number of actual permits issued yearly in the Rural District will be tracked.
3. The allocation number shall be reviewed regularly, at least every three years.
4. Adjustments should be made to the allocation number and the exceptions, if the actual number of building permits for new homes in the Rural District is significantly different from the target.
Annual process:
1. Permits are issued one per person, corporation or other legal entity.
2. Permits are issued on a first come basis.
3. Permits are not transferable.
4. There must be a “substantial start” made within 6 months of issuance of building permit.
5. If the actual number of permits issued in a given year is less than the allocation number, the excess shall not be carried over to the next year.
6. Once the allocation number has been reached, the following exceptions apply to building permits for new homes on lots:
a) Gifted to immediate family and not subject to subdivision law.
b) In subdivisions approved prior to adoption of this Comprehensive Plan.
c) In subdivisions that have permanently protected from future development significant areas of open space as determined by agreed upon criteria. For example: very large areas; areas adjacent to already conserved land; areas identified in an adopted Open Space Plan.
Five years after adoption of the new zoning, the amount of development shall be reviewed in all districts, and adjustments should be made to meet the rate of growth targets as laid out in this Plan, if necessary. These adjustments could include:
· Adjustments to the formula for the allocation number in the Rural District.
· Creation of an allocation number for the Residential District if target not being met (similar to the formula and process for Rural but adjusted for the different target percentage) This change will require public hearings and a vote at a future Town Meeting.
· Recommendation of adoption, at Town Meeting, of a town-wide rate of growth ordinance (in compliance with current state regulations and SPO guidelines) if overall development exceeds a certain threshold.
This existing district allows an area for the siting of Manufactured Housing Parks. This district is about 160 acres in size, and is about one-quarter built out. It also allows all uses permitted in the Residential District, outside of an approved park. No agriculture or animal husbandry is allowed in an approved park.
The intent of the Commercial District is to provide suitable locations for the development of particular types of commercial use; to encourage attractive commercial development; to generate convenient shopping areas for local residents and seasonal residents and visitors; to promote local area siting for public oriented service; and to promote safe and uninterrupted traffic flow by limiting the number of access points along Routes 302, 11 and 121.
Light industrial uses are allowed only in the Commercial District. Contract Zoning will continue to be allowed for commercial and industrial uses that are not accommodated by the uses listed in any district, but that have important public benefits as determined by the Planing Board.
The uses in the Commercial District will remain very similar to existing uses, with the following exceptions: new residential uses will be discouraged; agriculture will be allowed with standards appropriate for the district; and allowed industrial uses will be more clearly defined. The boundaries of some of the Commercial Districts will change where they overlap some of the new Village Expansion and Residential Districts that are depicted on the Future Land Use Map.
Additional or changed standards are needed to address: backlot development; access management, front setbacks, parking lots and landscaped buffers; and possible site plan review for currently exempt uses or expansions.
Some commercial development is allowed in other districts, most notably the Village, Limited Commercial/Residential, Rural (new) and the Resort Overlay Districts. See the appendix for a more complete description of Casco’s zoning districts in 2002.
Casco currently complies with mandatory state shoreland zoning. The districts that are part of shoreland zoning are Resource Protection, Limited Residential/Recreation, Limited Commercial/Residential, Stream Protection and Watershed. Except for some changes to standards or uses in the Watershed District, and its possible extension to other watersheds, these districts will remain the same as they were in 2002.
Other districts in Casco’s 2002 Zoning Ordinance include a Streams and Wetlands Protection District, an Aquifer Protection Overlay District and a Resort Commercial Overlay District. The Streams and Wetlands Protection District prohibits development within 130 feet of the normal high water mark of any stream or wetland outside the Shoreland Zone. This district will not change. The Aquifer Protection Overlay District will remain basically the same, with some minor modifications as outlined in the section on Water Resources. There will be no change to the existing (2002) Resort Commercial Overlay District.
Definitions requiring review or new ones needed for such things as:
· Elderly housing, to include a wide spectrum of housing choices, from independent living to nursing homes.
· Affordable housing development that addresses current state definitions, long-term affordability and percentage of homes in a subdivision needed to qualify.
· More than one level of Home Occupation, depending on intensity of use.
· Review definitions of “agriculture” and “animal husbandry”. The latter, in particular, shall include both commercial and non-commercial uses.
· Household pet and non-household-pet animals. If the definition of “animal husbandry” is expanded, there may be no need for this latter definition.
· Horticulture, hayfields and gardens. Some of the strictly plant-related activities now included under agriculture may be appropriate in some districts where other aspects of agriculture may not.
· Rural resources and uses, to include agricultural soils and forested areas; timber harvesting, agriculture and animal husbandry; and related uses.
· Accessory apartments.
· Backlot development
Town-wide and/or district standards needed for such things as:
· Noise, light, odor.
· Any animal keeping: nuisance standards for noise, odors and pollution, required lot size, buffering, etc.
· Agriculture and horticulture et al: to address such things as pollution and environmental concerns; odors and other nuisance aspects; and use of chemicals such as fertilizers and pesticides.
· May want to allow quiet organic pest control (the feathered slug patrol).
· Minimum lot size and septic capability for accessory apartments.
· Stormwater management, especially with smaller lot sizes.
· Backlot development, to include setbacks, frontage, etc.
· Noise and erosion control for recreational trails and their uses.
· Mineral Extraction: may need to distinguish several levels based on intensity of use. Performance standards need to address at least noise, duration, traffic volumes, timely reclamation and proper buffering.
· Traffic Management
· Change of use review (for example, road frontage, lot size when converting from a residential use to a commercial use).
The classification of each district is given here for purposes of the state-required definitions.
Residential Growth Areas: “An area that is designated in a municipality’s comprehensive plan as suitable for orderly residential, commercial or industrial development, or any combination of those types of development, and into which most development projected over 10 years is directed.” Includes the Village, Village Expansion and Manufactured Housing Park Districts.
Residential Transitional Areas: “An area that is designated in a municipality’s comprehensive plan as suitable for a share of projected residential…development but that is neither intended to accept the amount or density of development appropriate for a growth area nor intended to provide the level of protection for rural resources afforded in a rural area….”. Includes the (new) Residential District and all Shoreland Districts that allow residential development. Also includes residential development in the Commercial District.
Rural Areas: “A geographic area that is identified and designated in a municipality’s comprehensive plan as an area that is deserving of some level of regulatory protection from unrestricted development for purposes that may include, but are not limited to, supporting agriculture, forestry, mining, open space, wildlife habitat, fisheries habitat and scenic lands, and away from which most development projected over 10 years is diverted. The (new) Rural District is included in this classification.
Commercial Growth Areas: The Commercial District is included in this designation.