[Ord. No. 2001.90, § 3, 10-16-2001; Ord. No. 2003.4, 1-21-2003; Ord. No. 2003.66, 7-1-2003; amended 2-2-2010 by Ord. No.
2009.98]
For the purpose of this ordinance, the City is hereby divided
into the following classes of zones:
Suburban Residential Zones to be known as SR Zones.
|
Coastal Residential Zones to be known as CR Zones.
|
Residential Zones to be known as R Zones.
|
Business Zones to be known as B Zones.
|
Industrial Zones to be known as I Zones.
|
Waterfront Zones to be known as W Zones.
|
Rural-Farm Zones to be known as R-F Zones.
|
Limited Rural-Farm Zones to be known as LR-F Zones.
|
Medical Zones to be known as M Zones.
|
Shoreland Zones to be known as RP-1, RP, LR, GD-1, GD-2, CFMA,
and LC Zones.
|
Contract Zones to be known as CZ Zones.
|
Institutional Zones to be known as IN Zones.
|
Office Residential Zones to be known as OR Zones.
|
Main Street Revitalization District zones to be known as MSRD
Zones.
|
Aquifer Protection Overlay Zones to be known as APO Zones.
|
[Ord. No. 2001.90, § 4, 10-16-2001; Ord. No. 2003.4, 1-21-2003; Ord. No. 2003.66, 7-1-2003; Ord. No. 2007.79, 9-4-2007]
The following section provides a brief general description and
philosophy for each specific zone or district.
a. Suburban
Residential Zone (SR-1): This zone is generally limited to single-family
residential use, with provisions for professional offices in the home
under special circumstances. These areas are typically large lot single-family
homes on public sewer and water, or at least public water.
b. Coastal
Residential Zone (CR): This zone was created to identify coastal areas
with significant environmental or visual significance. The area is
limited to single-family residential uses and some home offices under
special circumstances. The zone is characterized by varying lot sizes
dependent upon soil types.
[Amended 6-1-2021 by Ord.
No. 2021.43]
c. Residential
Zones:
[Amended 10-2-2018 by Ord. No. 2018.110; 6-1-2021 by Ord. No. 2021.43]
|
R-1-A: These areas are limited to single-family and duplex/two-family
residential uses These areas are served by water and sewer. These
districts are best characterized as in-town single-family and duplex/two-family
neighborhoods.
|
|
R-1-B: These areas are limited to single-family and duplex/two-family
residential uses. These areas are served by water and sewer. These
districts are best characterized as in-town single-family and duplex/two-family
neighborhoods.
|
|
R-2: These areas are higher-density multifamily neighborhoods
which allow for a mixture of residential uses. These areas are served
by water and sewer.
|
|
R-3: This zone is intended to provide maximum flexibility in
terms of residential use; it allows for a mixture of housing types
on varying lot sizes.
|
d. Business
Zones:
|
B-1: This in the in-town commercial area. It allows for a mixture
of commercial and multifamily residential uses. The intent is to support
commercial activities to the maximum extent possible, while providing
space and opportunities to develop multifamily housing in vacant factory
structures and the upper stories of the existing and new structures.
|
|
B-2: These are highway-oriented commercial areas. Residential
development is prohibited from this zone.
|
e. Industrial
Zones:
[Amended 4-7-2015 by Ord.
No. 2015.11]
|
I-1: This district allows for general commercial and industrial
uses.
|
|
I-2: A more defined industrial zone that allows for selected
industrial uses. Requires review/recommendation by the Economic Improvement
Commission.
|
|
I-3: Is a gateway zone for a major entrance to the City, as
such, appearance of structures and properties is a major consideration
in the Planning Board's review process. Land use proposals in this
area must meet more stringent design and landscaping standards; facades
of new or rehabilitated structures shall be of brick or stone, other
materials may be considered on a case-by-case basis; residential styled
structures may be allowed on a case-by-case basis. The general zone
allows a mixture of commercial and industrial uses. Exterior storage
and display is prohibited except on those parcels of land that abut
Pomerleau Street but do not abut either Barra Road or Alfred street
(Route 111).
|
f. Waterfront
Zones:
|
W-1: Allows for a mixture of water-dependent or oriented commercial
uses, including residential uses.
|
|
W-2: Allows for commercial water-dependent uses.
|
|
W-3: The Biddeford Pool Village Waterfront Zone that allows
both water and non-water dependent or oriented commercial uses, including
residential uses.
|
g. Rural-Farm
Zone (R-F): Allows for agricultural and residential uses, and under
special circumstances some commercial uses.
h. Limited
Rural-Farm Zone (LR-F): Area limited to nonresidential uses, such
as recycling, open space, some agricultural uses, extractive operations.
i. Medical
Zone (M): Allows for hospitals and medical offices or other uses associated
with medical facilities or occupations.
j. Shoreland Zones (RP-1, RP, LR, GDI, GDII, CFMA, and LC): See Article
XIV (Shoreland Zoning) for descriptions.
[Amended 2-2-2010 by Ord. No. 2009.98]
k. Contract/Conditional Use Zones (CZ #): Zones created by contract or agreement between a developer and the City Council, after review by the Planning Board. This zoning allows for uses not normally allowed within a specific district, because they have unique benefits to the general public or community. See Article V, Section
9. Existing contract zones are listed as amendments to the Zoning Ordinance in Article
XIII, Section
3.
[Amended 2-2-2010 by Ord. No. 2009.98]
l. Institutional Zone (IN): The purpose of the Institutional Zone is to accommodate college and university uses while minimizing the adverse effects that such uses may have on the predominantly residentially zoned neighborhoods surrounding the institutional zone. All university uses or uses conducted by a college or university shall conform to an institutional master plan approved by the Planning Board in accordance with Article V, Section
11 of this Code.
[Amended 2-2-2010 by Ord. No. 2009.98]
m. Office
Residential Zone (OR). It is the purpose of the OR Zone to provide
for the orderly transition of older residential areas along the major
traffic arteries to a mix of residential and low-intensity nonresidential
uses. It is the intent of the OR Zone to enable existing properties
to be converted to low-intensity office and service uses, provided
that the established architectural character of the area is maintained,
exterior display is limited, and that proposed conversions to nonresidential
uses are subject to site plan review.
[Amended 2-2-2010 by Ord. No. 2009.98]
n. Main
Street Revitalization District Zones (MSRD):
[Amended 2-2-2010 by Ord. No. 2009.98; 4-16-2013 by Ord. No.
2013.24]
|
MSRD-1: The commercial core district where the intent is to
preserve the historic character of Biddeford while promoting the growth
of businesses and residences in the district.
|
|
MSRD-2: The residential conservation district where the intent
is to provide for areas of medium density while preserving the residential
and historical character of the existing buildings while still providing
opportunities for maintenance and remodeling of residences.
|
|
MSRD-3: The high-density and mixed-use district where the intent
is to preserve the historic character of buildings while facilitating
the redevelopment of vacant and underused mill buildings into a vibrant
residential and commercial community which contributes to the revitalization
of the City’s downtown.
|
o. Aquifer Protection
Overlay Zone (APO): It is the purpose of the APO Zone to protect the
groundwater resources of the City of Biddeford by restricting the
uses and activities on land overlying aquifer and aquifer recharge
areas, to control the use and handling of hazardous substances that
could lead to the degradation of aquifers and aquifer recharge areas,
and to preserve and maintain the existing aquifer(s) in the City of
Biddeford as a water supply source for use by the City's residents.
Permitted uses and conditional uses in all districts shall conform
to all applicable specifications and requirements. A plumbing permit,
building permit, and/or certificate of occupancy shall be required
for all buildings or structures, uses of land and buildings, and sanitary
facilities, according to the provisions of this ordinance.
[Ord. of 12-15-1992; Ord. of 1-19-1993, §§ 1-7; Ord. of 5-21-1996; Ord. of 2-4-1997(2); Ord. of 11-17-1997(5); Ord.
of 6-2-1998(1); Ord. of 6-15-1999(2); Ord. of 11-16-1999(1); Ord. No. 2000.19, 4-4-2000; Ord. No. 2000.35, 5-2-2000; Ord. No. 2000.36, 5-2-2000; Ord.
No. 2000.67, 8-1-2000; Ord. No. 2001.3, 1-16-2001; Ord. No. 2001.10, 2-20-2001; Ord. No. 2001.45, 5-16-2001; Ord. No. 2001.46, 6-5-2001; Ord.
No. 2001.90, § 5,10-16-2001; Ord. No. 2001.107, 11-20-2001; Ord. No. 2003.4, 1-21-2003; Ord. No. 2003.14, 2-4-2003; Ord. No. 2003.31, 4-15-2003; Ord. No. 2003.66, 7-1-2003; Ord. No. 2006.13, 3-7-2006; Ord.
No. 2006.39, 6-20-2006; Ord. No. 2006.108, 1-2-2007; Ord. No. 2007.79, 9-4-2007; Ord. No. 2008.79, 10-21-2008]
A. Land use permitted to each district, in conformance with the general performance standards of this ordinance, are shown in the following table, the table of land uses for MSRD Zones contained in this article, Section
7 (Main Street Revitalization Districts), and in Article
XIV (Shoreland Zoning), Section 14, Table of Land Uses.
[Amended 2-2-2010 by Ord. No. 2009.98]
B. Multifamily
and nonresidential uses shall be subject to the provisions of site
review (Article XI) of this ordinance.
C. Conditional uses shall meet the tests outlined in Article VII, Section
6 of this ordinance.
D. Uses proposed near the Biddeford Airport shall meet the performance standards outlined in Article VI, Section
3 [4].
F. Uses proposed in the I-3 Zone shall be subject to the structural design and landscape conditions in Article V, Section
2.
H. All
project proposals shall file a statement, following required research,
that: there are no underground fuel tanks on-site; no significant
historic or archaeological significance to the site.
[Ord. of 4-2-1996; Ord. of 2-3-1998(1); Ord. of 2-16-1999(8); Ord. of 6-1-1999(1); Ord. No. 2001.45, 5-16-2001; Ord. No. 2001.90, § 6, 10-16-2001; Ord. No. 2003.4, 1-21-2003; Ord. No. 2003.66, 7-1-2003; Ord. No. 2003.67, 7-1-2003; Ord.
No. 2005.3, 2-1-2005; Ord. No. 2006.13, 3-7-2006; Ord. No. 2008.53, 8-5-2008; Ord. No. 2008.80, 10-7-2008]
Lots and buildings in all districts shall meet or exceed the
following requirements. Additional requirements may be imposed by
other provisions of this ordinance.
Table C
Lot Size Requirements for Coastal Residential (CR) District
|
---|
The minimum area in square feet required for single-family residential
use as permitted in this zone shall be according to the following4, 5:
|
---|
Chart 9B1 Minimum Square Feet Lot Size2
|
---|
Soil Profile1
|
Soil Condition
|
---|
A
|
B
|
C
|
---|
1
|
40,000
|
30,000
|
30,000
|
2
|
30,000
|
25,000
|
30,000
|
3
|
30,000
|
30,000
|
35,000
|
4
|
25,000
|
20,000
|
25,000
|
5
|
40,000
|
40,000
|
80,000
|
6
|
40,000
|
40,000
|
80,000
|
7
|
35,000
|
35,000
|
35,000
|
8
|
30,000
|
30,000
|
30,000
|
9
|
35,000
|
35,000
|
35,000
|
NOTES:
|
---|
1
|
Soil condition and soil profile as indicated on the application
for the private wastewater disposal system (Form HE 200).
|
2
|
Source: Appendix E. Subsurface Wastewater Disposal Rules.
|
3
|
The above square foot requirements are established for lots
created within the Coastal Residential Zone requiring the use of private
subsurface sewage disposal systems and served by a municipal water
supply.
|
4
|
For lots not served by municipal water supply, the minimum lot
size within this zone shall be 80,000 square feet.
|
5
|
For lots served by municipal sewer, the minimum lot size within
this zone shall be 20,000 square feet.
|
|
The Code Enforcement Officer may grant administrative variances
for setbacks within the Coastal Residential (CR) Zone under the following
conditions:
|
|
1.
|
Lots existed prior to June 8, 1988;
|
|
2.
|
Are in separate ownership from abutting lots or parcels;
|
|
3.
|
The setback variances shall result in a situation where the
setback shall be no less than:
|
|
|
Front yard: 40 feet;
|
|
|
Side and rear yard setbacks: 10 feet.
|
The Code Enforcement Officer shall document the reasons for
his decision and maintain on file with any other pertinent information
pertaining to the issue and property.
|
[Ord. No. 2000.71, 7-24-2000; Ord. No. 2005.13, 3-15-2005]
1. Intent and purpose.
A. The purpose of this section is:
a. To protect the groundwater resources of the City of Biddeford by
restricting the uses and activities on land overlying aquifer and
aquifer recharge areas.
b. To control the use and handling of hazardous substances that could
lead to the degradation of aquifers and aquifer recharge areas.
c. To preserve and maintain the existing aquifer(s) in the City of Biddeford
as a water supply source for use by the City's residents.
B. The intent of this overlay district is to provide supplemental development
regulations in area(s) so designated in order to permanently protect
groundwater resources from the threat of contamination originating
from surface land use activities. This overlay district seeks to limit
the types and intensity of new development within its boundaries,
and to provide standards for the regulation of existing development
in order to ensure the quality and quantity of the City's groundwater
resources.
2. Delineation.
A. The Aquifer Protection Overlay District shall be delineated as shown
on the Official Zoning Map of the City of Biddeford.
B. If any portion of a parcel is located in the Aquifer Protection Overlay
District, then no building shall be erected, altered, enlarged, rebuilt
or used on any portion of that parcel, and no portion of that parcel
may be used prior to review under the standards found in this section.
3.
No building shall be erected, altered,
enlarged, rebuilt or used, and no premises shall be used except for
the uses permitted in the Aquifer Protection Overlay District, as
follows:
b. Duplex/two-family dwelling.
i. Forestry, timber harvesting.
4.
The following uses are conditional
uses and subject to Planning Board review:
c. Radio, television, phone tower.
5.
Dimensional requirements.
a. Minimum lot size: 120,000 square feet per residential unit; 80,000
square feet for all other uses.
b. Minimum frontage: 300 feet.
c. Minimum setbacks: 50 feet front, 30 feet side, 30 feet rear.
e. Lot coverage: maximum of 15% of any parcel.
6.
Performance standards.
a. The height limitation in this section shall not apply to water storage
and water distribution facilities in this district.
b. Except as otherwise required by state law, no person shall use herbicides
or pesticides in this district except for herbicides and pesticides
in nonpersistent amounts (amounts representing a half-life of less
than 20 days in soil under aerobic conditions) normally associated
with individual households or agricultural operations.
c. All application or disposal of manure and fertilizers shall conform
to the most recent edition of the Best Management Practices Handbook
published by the Maine Department of Agriculture.
d. Erosion and sedimentation shall be minimized by adherence to erosion
control management practices contained in the most recent edition
of the Environmental Quality Handbook published by the Maine Soil
and Water Conservation Commission.
e. The use, storage or manufacture of hazardous material in amounts
in excess of those normally associated with individual households
or agricultural operations is prohibited.
f. Except as otherwise required by state or federal law, below-ground
storage of petroleum products is prohibited.
g. Salt and sand piles are prohibited.
h. The land application of sludge and the spray application of industrial
wastewater or sewage is prohibited.
i. Cluster development is allowed only if serviced by a public sewer
system or subsurface wastewater treatment systems. If subsurface wastewater
treatment systems are proposed, the applicant shall submit a groundwater
analysis based on the methodology required by the Maine Department
of Environmental Protection (MDEP) for Site Location of Development
(38 M.R.S.A. §§ 481—490) as outlined in Section
17. Wastewater disposal §§ A (On-site subsurface wastewater
disposal systems) and B (Nitrate-nitrogen impact assessment) of the
most recent version of the permit application. The nitrate-nitrogen
impact assessment shall determine the appropriate type (conventional
or advanced denitrification) of subsurface wastewater treatment system
that is required for each proposed lot.
|
The following adjustments to the MDEP Site Location of Development
methodology apply to the required groundwater analysis:
|
1. Under Section 17.A.6 of the MDEP methodology, the additional information
required for larger disposal systems shall be required if sewage disposal
is to be provided for any residential use(s) on one lot that warrants
a residential design flow(s) greater than 360 gallons per day, with
no exemptions.
2. There shall be no exemptions from the nitrate-nitrogen impact assessment.
3. The concentration of nitrate-nitrogen in contaminant plumes from
the on-site disposal systems shall not exceed five mg/L at the downgradient
project boundary, or at any existing/proposed water supply well located
within the project boundary.
4. The nitrate-nitrogen impact assessment shall be based on a four-bedroom
(360 gallons per day) capacity as an assumed minimum.
j. In cases where the Code Enforcement Officer or Planning Board find
that a land use poses a serious threat to groundwater quality, an
applicant shall be required to submit:
1. A complete list of all pesticides, fuels and/or other potentially
toxic or hazardous materials which are used or stored on the premises
in quantities greater than those associated with normal household
use, and a description of measures taken to provide for the control
of leaks or spills.
2. A complete list of products proposed for application to the land,
quantities to be applied, schedule of application, and a detailed
description of the application program.
3. Copies of all licenses or permits issued by local, state or federal
regulatory agencies for the handling or storage of all pesticides,
fuels, and/or other potentially toxic or hazardous materials.
7. Any person who wishes to contest the placement of their property in the Aquifer Protection Overlay District may appeal by applying to the City of Biddeford for rezoning of the property as provided by Article
XIII of this ordinance. The applicant shall bear the burden of proof to demonstrate that the property should not be included within the Aquifer Protection Overlay District.
[Ord. No. 2001.90, § 7, 10-16-2001]
A. Applicability. Any university use or other use conducted by a college
or university in an institutional zone shall be consistent with an
institutional master plan approved by the Planning Board in accordance
with this section. Any site plan approval or other approval for such
uses shall be consistent with the approved institutional master plan.
B. Transition provisions.
1. Following the adoption of this section, the City shall continue to
process any pending applications for site plan approval in the institutional
zone and shall issue the required permits for these projects if approved
and for any other approved but unbuilt projects. This shall include
only the following University of New England projects:
a. Construction of two approved residence halls;
b. Expansion of the cafeteria;
c. Construction of a facilities management building;
d. Installation of lighting at the existing athletic fields.
2. The Planning Board shall not approve site plans for any other new
or expanded buildings and structures, including parking lots, in the
institutional zone not addressed in 1. until an institutional master
plan has been approved for the college or university. Similarly, the
City shall not issue building, plumbing, electrical, or other permits
for any other new or expanded buildings or structures in the institutional
zone not addressed in 1. until an institutional master plan is approved.
C. Coordination with site plan review. All projects in the institutional
zone that require site plan review in accordance with Article XI of
this Code shall continue to require site plan review and approval.
In reviewing site plans for university uses or other uses conducted
by a college or university in an institutional zone, the Planning
Board shall consider the conformance of the proposed activities with
the approved institutional master plan and shall approve the project
only if it finds that the activities are consistent with the institutional
master plan as well as the other standards of Article XI and the provisions
of the institutional zone.
|
In its review of projects in the institutional zone, the Planning
Board shall be guided by the approved institutional master plan and
shall not impose conditions or requirements on an applicant that are
in conflict with the approved institutional master plan. In those
areas where the master plan addresses issues that are also covered
by site plan review, the Planning Board shall be guided by the overall
direction provided in the approved institutional master plan and shall
limit the scope of its review under the site plan provisions to how
the projects contained in the master plan are designed and constructed
to conform to the standards of Section B of Article XI. The following
chart outlines the respective areas of concern for the review of an
institutional master plan and the site plans for individual projects
contained in the master plan for those areas covered in both reviews:
|
|
Review Topic
|
Institutional Master Plan Review Focus
|
Site Plan Review Focus
|
---|
|
Buildings, athletic facilities, and supporting structures
|
The need for the facilities is related to program growth and
changes supported in the master plan, and the general sizes and locations
are appropriate based upon those needs
|
The buildings and/or facilities generally conform to the approved
master plan and meet the specific zoning and site plan review standards
|
|
Road network and traffic
|
The primary road network providing access to the campus and
within the campus will be adequate to handle the anticipated increase
in traffic safely and efficiently while minimizing the impact on other
users as a result of the identified improvements
|
Any road or traffic improvements that are identified in the
overall traffic management program in the master plan that are needed
to support the specific development project will be built and will
meet the technical standards set out in the ordinance
|
|
Parking
|
The amount of parking and general parking locations will be
adequate to accommodate the anticipated increase in parking demand
resulting from the growth and changes anticipated in the master plan
|
Any parking improvements that are identified in the overall
parking program in the master plan that are needed to support the
specific development project will be built and will meet the technical
standards set out in the ordinance
|
|
Water and sewer
|
The water and sewer systems will be adequate to accommodate
the anticipated increase in demand resulting from the growth and changes
anticipated in the master plan
|
The location and design of the water and sewer facilities associated
with the specific development proposal are consistent with the master
plan and meet the technical standards set out in the ordinance
|
|
Landscaping, lighting, signs, noise, scenic views
|
The master plan establishes appropriate standards for the design
of these elements and to minimize the impact on surrounding neighborhoods
|
The location and design of these elements are consistent with
the standards set out in the master plan and meet any other applicable
technical standards set out in the ordinance
|
|
Pedestrian and bicycle facilities
|
The pedestrian and bicycle facilities will be adequate to accommodate
the anticipated increase in demand resulting from the growth and changes
anticipated in the master plan and standards are established for the
design of these elements
|
The location and design of these elements are consistent with
the master plan, meet the standards set out in the master plan, and
any other technical standards set out in ordinance
|
D. Variances. Notwithstanding the provisions of Section
4 of Article IX of this Code, the Zoning Board of Appeals shall not grant variances with respect to the dimensional standards of the institutional zone unless the need for such variation is identified in an approved institutional master plan and such variation is explicitly endorsed by the Planning Board in its approval of the master plan.
E. Timing of the initial master plan submission. Any college or university
located within an institutional zone shall submit an institutional
master plan meeting the requirements of this section to the Planning
Board for review within two years of the adoption of this section.
F. Amendment of an approved master plan. A college or university may
submit a request to amend the approved institutional master plan at
any time provided that no request for an amendment shall be considered
within three months of the date of the previous approval of the institutional
master plan. The process, procedures, and standards for amending a
master plan shall be the same as for the initial approval, however,
the applicant may submit an application containing only those items
that have been changed from the prior master plan.
G. Submission and review procedures. The institutional master plan shall contain the information and exhibits set forth in Subsection
H. Upon receipt of the initial submission of an institutional master plan or a proposed amended master plan, the application shall be processed and reviewed in accordance with the procedures for reviewing site plan applications with the following additional provisions:
1. Upon receipt of an institutional master plan or an amendment to an approved master plan, the City planning staff shall have 14 days to review the plan for completeness. If the staff finds that the master plan provides all of the information set forth in Subsection
H, the staff shall find the plan to be complete, shall notify the applicant, in writing, of this determination, and shall place the master plan on the agenda of the next regularly scheduled Planning Board meeting. The applicant will forward 10 copies of the proposed master plan for Planning Board review. If the staff finds the master plan to be incomplete, it shall notify the applicant, in writing, of this determination and shall indicate the additional information required.
2. Upon receipt of an institutional master plan, the planning department
shall notify all agencies and departments regularly notified of site
plan applications as well as the Biddeford Conservation Commission
and any neighborhood organization that has requested to be notified
of the submission of the master plan.
3. Prior to the approval of an institutional master plan or an amended
institutional master plan, the Planning Board shall hold a public
hearing.
4. The Planning Board shall review the institutional master plan at
a regularly scheduled meeting of the Board. The Board shall have 30
days following its initial consideration of the plan to approve, approve
with conditions, or deny the master plan.
5. A copy of any approved institutional master plan or an amendment
to a master plan shall be filed with the City Clerk.
[Amended 3-5-2019 by Ord.
No. 2019.14]
H. Contents of the institutional master plan. An institutional master
plan shall provide the City and abutting neighborhoods with a clear
outline of the anticipated growth and changes of the institution over
the next five to 10 years and the potential impact of those changes
on the City and areas surrounding the institution. The master plan
should, therefore, contain a description of the current programs and
facilities of the college or university, a description of anticipated
changes in programs and facilities over the next five years, an analysis
of the potential impacts of the anticipated changes on the facilities
and the surrounding neighborhoods, an assessment of actions proposed
to mitigate any adverse impacts resulting from the anticipated changes,
and a conceptual plan showing the approximate size and location of
proposed facility improvements.
|
The institutional master plan shall contain at least the following
information and exhibits:
|
1. Mission statement and institutional objectives.
a. The institution's adopted mission statement.
b. A statement of any anticipated changes in the institution's mission
over the next five years.
c. A statement of the institution's objectives with respect to growth
and change over the next five years.
2. Existing physical conditions.
a. A scaled plan at a scale of not more than one inch equals 200 feet
showing the location of all existing buildings, structures, athletic
fields and facilities, parking, walkways, service areas, and other
impervious surfaces and the height of all buildings and structures
referenced to the National Geodetic Vertical Datum (NGVD).
b. A scaled plan at the same scale as the existing conditions plan showing
the location of all existing utilities, sewer and water systems, and
stormwater drainage facilities.
c. A natural resources inventory and analysis showing the location of
all significant natural resources within those areas of the campus
that are already developed or where development activities including
clearing or filling are proposed or that will be potentially impacted
by proposed development activities. The analysis shall assess the
significance of these resources and the issues they raise with respect
to the master plan. This shall include a plan at the same scale as
the existing conditions plan showing the locations of the significant
resources.
d. An historic and archeological resources inventory and analysis showing
the location of any known historic or archeological resources and
any area with potential as an area of historic or archeological significance
within those areas of the campus that are already developed or where
development activities including clearing or filling are proposed
or that will be potentially impacted by proposed development activities.
This shall include a plan at the same scale as the existing conditions
plan.
e. Data on the existing lot coverage and lot coverage ratio.
3. Programs and activities.
a.
A narrative providing at least
the following information about current programs and activities:
(1)
The current educational programs and degree offerings.
(2)
Other regularly scheduled programs or activities offered or
hosted by the institution.
(3)
Current enrollment of full time and part time students by head
count based upon the most recent integrated postsecondary data survey
(IPDS) report.
(4)
Current employment by type of positions and full time/part time
status by head count based upon the most recent IPDS report.
(5)
The number of people living on campus.
b. A narrative describing how the programs and activities and the number
of students, employees, campus residents, and program participants
are anticipated to change over the next five years.
4. Educational, research, residential, support and athletic facilities.
a. A description and plan identifying what buildings and facilities
are currently used for these purposes.
b. The current bed capacity of all residential buildings and the anticipated
change in the total bed capacity.
c. A description of any significant changes in the type of use made
of existing buildings, significant expansions of existing buildings,
or new buildings and facilities that are anticipated to be needed
in the next five years.
d. A description of how the anticipated changes in facilities relate
to program changes and the institution's mission.
5. Parking and traffic.
a. Information on current traffic volumes and conditions including levels
of service on the principal public streets and intersections of public
streets within the zone and on the primary access routes to the campus.
b. A description of anticipated changes in traffic volumes over the
next five years resulting from the changes in programs and facilities
included in the master plan.
c. An analysis of the impact of these changes on traffic flow and vehicular
and pedestrian safety on public streets within the zone and that provide
access to the campus.
d. A proposed program of improvements to address any unacceptable impacts
resulting from changes in traffic volumes including activities that
will be undertaken to mitigate any adverse impacts on adjacent residential
neighborhoods.
e. Information on the number and location of existing parking spaces.
f. An analysis of the adequacy of the existing parking to meet anticipated
changes in programs and facilities over the next five years.
g. An assessment of pedestrian and bicycle movements and safety related
to the parking supply and locations.
h. A proposed program of parking improvements to meet any identified
deficiencies.
6. Water and sewer service.
a. A description of current provisions for water supply and sewage disposal
including capacities, current utilization rates, and conformance with
any permit or other legal standards.
b. An analysis of the change in demand for water supply and sewage disposal
resulting from anticipated changes in programs and facilities over
the next five years and the adequacy of the existing systems to meet
this demand.
c. A proposed program of improvements to address any identified deficiencies.
d. A statement as to how water supply and sewer disposal improvements
are or will be coordinated with City programs and the needs of neighboring
residential areas.
7. Municipal and community services.
a. A description of all municipal and community services (police, fire,
rescue, recreation, etc.) currently utilized by the institution and
data on the current level of usage.
b. An analysis of the change in demand for municipal and community services
and the adequacy of the existing services to meet this demand.
c. A proposed program of improvements to meet the identified deficiencies
including proposed funding mechanisms.
8. Neighborhood impacts.
a. An assessment of how current campus activities impact neighboring
residential areas including, but not limited to, traffic, noise, and
visual intrusions. This assessment shall consider conformity to current
City and state standards with respect to these items as well as documented
evidence of any community or neighborhood concerns relative to these
issues.
b. An evaluation of current efforts to mitigate these impacts.
c. An assessment of any changes in these impacts resulting from the
changes in programs or facilities included in the master plan.
d. A program for mitigating the adverse impacts of proposed changes
or improvements on surrounding residential neighborhoods.
9. Community outreach.
a. A description of current community outreach activities.
b. An analysis of anticipated changes in outreach activities over the
next five years.
10. Conceptual development program.
a. A conceptual site plan at the same scale as the existing conditions
plan showing the approximate size and location of proposed changes
to buildings, structures, parking lots, pedestrian facilities, bicycle
facilities, athletic fields and facilities, roads, and similar facilities
proposed in the master plan. This should show new facilities, modifications
or enlargements of existing facilities, and the planned removal of
facilities.
b. An accompanying narrative or tables detailing the scale or size of
the proposed improvements including the approximate height of buildings,
the approximate peak elevation of buildings and structures referenced
to NGVD, approximate floor area, approximate size of parking areas,
or approximate occupancy.
c. A description of all development and design standards or provisions that will apply to the proposed improvements in accordance with Subsection
I.
d. A schedule setting out when the improvements included in the conceptual
development program are anticipated to be completed.
I. Development and design standards. The institutional master plan shall
establish development and design standards that shall apply to all
development proposals and other improvements within the institutional
zone. These development and design standards will apply to individual
projects that are submitted for site plan review. These standards
shall foster the development of a visually and architecturally integrated
campus that is safe, environmentally sensitive, and that minimizes
the adverse impact of the campus on neighboring residential areas.
At a minimum, these development and design standards shall address
the following areas:
1. Landscaping. The standards shall establish a general pattern for
all campus landscaping including the typical size and type of plantings
and shall detail how landscaping will be used to enhance the visual
environment of the campus, shield and soften service and parking areas,
and minimize impacts on surrounding residential areas and the users
of public streets through the campus.
2. Exterior lighting. The standards shall establish a general lighting
theme for the campus and shall identify the appropriate maximum, average,
or minimum illumination levels and uniformity ratios for various areas
and facilities, the typical type of lighting fixtures and poles that
will be used, and shall detail how night-time sky glow and light intrusion
on neighboring residential areas will be minimized.
3. Signage. The standards shall establish a consistent design theme
for all campus signs that enhances the visual environment of the campus
and shall identify the general design, sizes, and locations for various
types of campus signs.
4. Pedestrian and bicycle facilities. The standards shall establish
an integrated program for accommodating pedestrians and bicyclists
safely while promoting a campus environment that is pedestrian focused.
The standards shall identify the types, general location, and typical
design of various pedestrian and bicycle facilities.
5. Noise. The standards shall establish an overall program for minimizing
the impact of campus noise on adjacent residential areas. The standards
shall identify measures that will be employed to control noise at
the source as well as to mitigate the impacts of noise on adjacent
property.
6. Architectural design and details. The standards shall establish an
integrated design theme for campus buildings that is harmonious with
existing buildings while promoting a high level of design for new
buildings. The standards shall address the scale and massing of buildings,
appropriate materials and colors, rooflines, locations of building
entrances, architectural detailing, and similar features to create
a visually attractive campus while minimizing impacts on surrounding
residential areas.
7. Protection of identified scenic views. The standards shall establish
a standard approach for protecting scenic views within or from the
campus that have been formally identified and approved by the City
Council.
J. Approval standards. In reviewing an institutional master plan, the
Planning Board shall approve the master plan if it finds that:
1. The activities and facilities proposed in the master plan are consistent
with the institution's mission statement.
2. The facilities conform to the requirements of the institutional zone
and other applicable provisions of the zoning ordinance.
3. There is a reasonable expectation that individual projects carried
out in accordance with the institutional master plan will be able
to be designed so that they comply with the site plan review standards
of Article XI.
4. The activities and facilities will be designed in a manner that will
not unreasonably increase adverse impacts on adjacent residential
neighborhoods or the facilities or services of the City of Biddeford.
5. The City Council and UNE shall establish a scholarship and community
grant program, within the first six months of the acceptance of the
university's master plan.
K. Appeals of Planning Board action. Appeals of the actions of the Planning Board in reviewing and approving institutional master plans under this section shall be to the City of Biddeford's Zoning Board of Appeals. The applicant and any party to the review of the institutional master plan may appeal any action of the Planning Board within 30 days of such action by providing written notice to the Board of Appeals setting forth the action being appealed and the specific basis for the appeal. Appeals of Planning Board actions in the review of an institutional master plan shall be processed in accordance with the procedures set out in Section
5 of Article IX of this ordinance.