INTRODUCTION

Outlined below is the future land use plan for our community. As you will see, it is a balance of many different land use issues. The bottom line is how can we continue to grow and prosper as a community while still retaining the special qualities of life that makes Lincolnville special? We believe we have met that balance in this plan.

Developing a future land use plan is one of the most important aspects of a comprehensive plan. In its simplest form, it is the process of looking at the historical development of a community and the natural resource restraints of the land, to develop a vision of how future growth can best be accommodated in a town.

A future land use plan will allow our town to grow intelligently and predic-tably. Development will be encouraged where the existing infrastructure and soils can best accommodate growth. Rural parts of town will maintain their special character while economic development will be fostered through a predictable pattern of growth.

This narrative is divided into five sections. The first section defines where growth will be encouraged in the years ahead. It is hoped that much of Lincolnville’s future growth will take place in these areas of town. The second section defines Lincolnville’s rural areas and recommends mechanisms to encourage the preservation of those rural characteristics. The third and fourth sections deal with sensitive areas and Route 1. The final section suggests a variety of techniques for improving land use in Lincolnville.

GROWTH AREAS

Overview: Future growth in Lincolnville is inevitable. We have a choice: haphazard development with little attention to the natural constraints of the land or, alternatively, growth in appropriate areas while preserving the uniqueness of Lincolnville’s rural characteristics. For the most part, the growth areas defined in the following paragraphs share certain characteristics.

Historical Development: The suggested growth areas are located in or adjacent to areas where Lincolnville grew during the 19th and early 20th century.

Soils: The suggested growth areas have soils with moderate to high development potential. Soils with this profile have a greater ability to accommodate future growth than do soils with low development potential.

Proximity to Infrastructure Improvements: The suggested growth areas outlined below are served by reasonably good roads and are convenient to services such the the fire department, school, shops and recreation.

Traditional Center: From the 19th century, Lincolnville Center has blended residential and commercial activity on small lots. The 1859 survey map showed a variety of stores and commercial enterprises in the Center. In addition to being the historical center of town, it is also the hub of Routes 235, 52 and 173. The Center is convenient to the post office, town office, and school, Lincolnville Telephone Company.and Cable Co. and fire station. Most of the soils around the Center have excellent development potential. The topography and soil profile of land just to the east of Route 52 could possibly accommodate a future community septic system.

A mixture of residential and light commercial activity should be encouraged in this area, with appropriate performance standards. It is recommended that there be a reduction in the minimum lot size requirements in the Center with the proviso that all proposed land uses must meet the state subsurface wastewater disposal rules. In some cases this may require shared water or septic systems. Performance standards, to be developed by the land use committee, should include reduced front and side yard setbacks, road widths and curb radii, recommendations on parking, guidelines on the placement and use of outdoor lighting for businesses, air quality and noise standards, landscaping techniques including the planting of shade trees along roads, the design of sidewalks and the establishment of a village green.

The goal of these recommendations is to encourage a mixture of residential and commercial development in a pedestrian friendly setting. That will contribute to the economic vitality of Lincolnville while preserving a sense of proportion in the village center.

Extended Center Area: This area is a natural outgrowth of the traditional center. The Extended Center is served by an adequate road system, is convenient to protective and support services and has adequate soils for development. It is recommended that lot size remain at 40,000 sq ft in this area. Commercial development will be encouraged through the development of moderate performance standards including allowing a higher percentage of lot development than in rural areas. Accessory structures which are incidental or subordinate to principal structures, will be permitted with residences.

Traditional Beach Area: This area extends from Frohock Brook to the Ferry Terminal. This area replicates part of the Harbor District found in the Lincolnville Shoreland Zoning Ordinance. The small size of the area, density of existing development, and natural constraints all portend against future development in the area.

Extended Beach Area, Including Carvers Corner: This area is similar to the Extended Center. This growth area is served by Route 173, is close to Route 1,the fire station, shops, post office and the recreational resources at Lincolnville’s shore. The area has moderate to high soils potential for development.

The standards for development would be the same as the Extended Center Area. As in the extended center, it is hoped that moderate performance standards would encourage the development of small office and professional buildings interspersed with residential development.

RURAL AREAS:

One of the special things about life in Lincolnville has been the rural landscape of our town. Residents have appreciated the forests and fields, wildlife, scenic vistas and sense of tranquility found in this landscape.

Unfortunately Lincolnville is in danger of losing its ruralness. In the 1989 survey, almost 60% of the respondents felt that Lincolnville was losing its rural character. This change did not happen overnight. It is the result of a steady progression of development into farmlands, open fields and scenic view corridors. If no active steps are taken by our community to encourage the retention of our fields, forest and open spaces, we are in danger of permanently losing this heritage to a homogenious suburban sprawl.

By designating some areas of town as rural which have not been previously developed as village areas, we can start to make a real effort to preserve our rural heritage. The suggestions in the following paragraphs will encourage the preservation of these rural characteristics in Lincolnville.

Commercial development: Many Lincolnville residents expressed support for the continuation of commercial enterprise throughout the rural parts of town, provided that certain performance standards are met. It is recommended that the footprint of commercial buildings be limited to a small percentage of the lot with a maximum limit on the size of a footprint. This type of limitation will discourage large commercial ventures like an Ames or Walmart from locating in Lincolnville’s rural areas. This limitation would not apply to agricultural or forestry activities.

Commercial development in the rural area should be guided by a strong set of performance standards which would include strict limitations on light, noise, and waste products. Through curb cuts, well designed driveways and parking areas, and the retention of roadside trees as buffers, appropriate commercial development can blend harmoniously into our rural landscape.

Subdivisions in the Rural Area: Large subdivisions in a rural environment diminish the rural character of a community. By encouraging techniques such as open space design, low densities, building envelopes and impact fees the planning board can help ensure that subdivisions fit more attractively into our rural areas.

Residential Development: Residential construction makes up the largest percentage of development in the rural zone. Developing standards that encourage the preservation of roadside trees, well designed driveways and parking spots, and limitations on lot coverage, would help to preserve Lincolnville’s rural landscape.

As with all suggestions in this future land use section, it is anticipated that a land use committee will be formed to implement these recommendations.

SENSITIVE AREAS OVERLAY:

The identification and mapping of environmentally sensitive areas is one of the most important functions included in this plan. The identification and evaluation of sand and gravel aquifers, shoreland and wading bird habitats, flood plains, important wetlands, deer wintering areas and critical slopes are very important in preserving the quality of life in Lincolnville.

Because of the delicate nature of these mini-environments, strict performance and management standards should be applied to these sensitive areas. Lower overall densities, limitations on commercial use, and residential construction standards should be developed that encourage only those uses which are compatible with these sensitive areas.

ROUTE ONE:

Route 1 Overlay Area: Extending the length of Route 1, from the Camden to the Northport line, this overlay area is designed so that future development projects will meet a set of performance standards It is suggested that standards be developed that would help the planning board work with owners of Route 1 lots. Among the issues that should be addressed are the location and number of curb cuts, traffic studies for commercial projects, and setback standards for all development. The development of these performance standards will encourage future development to blend harmoniously into the existing landscape while ensuring that the ability of Route 1 to handle traffic will not be diminished.

Historic Preservation Overlay Area: This district would extend from the southern boundary of Munroe’s Farm to the Northport Line. This overlay area consists of a relatively unspoiled 19th and early 20th century community. It is one of the few sections of Route 1 in Maine that has been spared from “modern” development. The unspoiled nature of roadway is attractive to both Lincolnville residents and visitors alike. Uses in this district would be limited to residential development and commercial activities that could be classified as home occupations. Home occupations should be subordinate to the residential use of the property and the definition should include standards for parking, lighting, signs and the off-loading of delivery vehicles. Excluded from the historic preservation area would be the Harbor District as presently defined in Lincolnville’s Shoreland Zoning Ordinance.

CONCLUSION

As is true in any community, a multitude of factors including demographics and the regional economy will affect future land use in Lincolnville. We have before us a wonderful opportunity to implement a vision of the type of community we want Lincolnville to become. We have taken the first step in this process with the creation of this plan. We must now nurture this creation with the suggestions outlined below.

Land Use Committee: It is recommended that shortly after the adoption of this plan, the Selectmen appoint a land-use committee that will study and develop land-use standards based on the recommendations of this plan. This committee should include representatives of the planning and appeals boards as well as the conservation commission, comprehensive planning committee and code officer. In addition, the selectmen should ensure that this committee is composed of an economic and geographic cross section of the population. (Selectmen - May, 1993)

Lincolnville Land Use Ordinance: It is recommended that the Land Use Committee redesign and redraft the existing Land Use Ordinance based on the recommendations included in this plan. The brevity of the existing land use ordinance provides fertile ground for confusion and ambiguity in its interpretation. A redesigned and redrafted ordinance would allow residents and developers alike to move confidently into the future. It is recommended that the dimensional requirements outlined in Lincolnville’s Land Use Ordinance and Shoreland Zoning Ordinance remain the same. (Land Use Comm., Planning Board - January, 1994)

Performance Standards: It is recommended that performance standards be developed as a central theme of any new ordinance work. Performance standards are really the heart of this plan. Well drafted standards, specific to each area, will help to ensure that new development in Lincolnville will conform to a certain level of excellence. (Land Use Committee - January, 1994)

Site Plan Review: It is recommended that site plan review standards be drafted that would guide the development of industrial, commercial and multi-unit residential development in Lincolnville. This type of standard will provide a review procedure and guidelines for the Lincolnville Planning Board to review major development projects. This recommendation will have no effect on the development of one and two family residences. (Land Use Committee - January, 1994)