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Table 11: Housing Goals Based on Comprehensive Plans
| Community |
Year |
Goals |
| Bangor |
1989 |
1. Promote
Administrative Coordination
A. Ensure consistent public interaction and efficient processing
of permits (combine community development, planning, and code
enforcement under a single administrator; establish an
integrated one-step permitting process; develop a more effective
housing inspection staff)
B. Establish effective two-way communication between the city
and the public regarding housing needs and policies (Establish a
housing advisory committee; Provide and maintain accurate
housing; Improve management of housing information by
instituting computer software which would bring together
relevant data for all properties)
C. Develop a self-supporting permitting and project review
process (Collect permit and review fees)
2. Take an active role in promoting the development of safe,
affordable housing opportunities
A. Discourage the elimination of sound, low and moderate income
housing (Expand CBDG block grant; Develop policy that creates
incentives for developers to replace lower income affordable
housing units that are lost to demolition and
reconstruction)
B. Encourage federally and state funded, scattered site, and
low-income housing (Encourage low subsidized housing with
private ownership; deconcentrate subsidized housing)
C. Develop various means by which lower income persons may
become home-owners (lease select properties with an option to
buy; provide federal and state housing funds to assist first
time homeowners acquire modular and manufactured housing units;
support a lease with option to purchase program on select public
housing units; initiate a policy that allows low-income owners
to make monthly tax payments in lieu of semiannual payments; and
in lieu of property taxes, accept transfer of ownership interest
from low-income residential property owners to the city and
grant occupants life tenancy.
3. Encourage developers of large-scale, multi-family rental
housing projects to make some units available at a rent
affordable to low-income persons (encourage developers of
housing projects containing more than 25 units to make available
no less than 10 percent of units at HUD fair market rents
(financial incentives; development bonuses))
4. Institute design controls in specific areas where design
implications are considered critical
A. Adopt a set of residential and non-residential design
standards
B. Allow the development of mixed use projects (mixed use campus
residential-professional zoning; mixed use planned development
zoning)
C. Amend land use policy and zoning to encourage a variety of
housing types and support flexibility (review and revise zoning
criteria; permit smaller lot sizes, zero lot line, and clustered
siting of homes in some residential zoning categories)
D. Carefully review and permit conversion from single-family to
multi-family use
E. Provide basic infrastructure that will permit housing
development opportunities at a variety of appropriate housing
locations (designate service areas; extend infrastructure
considering impact on low and moderate income housing)
5. Encourage conservation of existing housing stock
A. Reduce the number of substandard units (establish a
maintenance lien system; support residential code enforcement;
and expand resources to CD rehabilitation loan program)
6. Recognize the special needs of the local population
A. Actively provide facilities and programs which serve the
homeless (permit shelters in accessible locations)
B. Facilitate the development of group homes for mentally and
physically handicapped persons (amend zoning requirements to
permit such homes)
C. Encourage accessible housing opportunities for the elderly
and handicapped within the City of Bangor |
| Bradley |
1996 |
1. Consider Site Plan
Review. No town zoning except State Shoreland Ordinance.
2. Consider repeal of Archaic mobile home ordinance
3. Provide services for elderly. |
| Brewer |
1995 |
1. Maintain the
existing housing stock in good repair
A. Code enforcement on health and safety items
B. Seek further federal subsidies for existing apartments
C. Pursue federal and state grants to encourage rehabilitation
of older properties
2. Continue to provide a diversity of housing opportunities for
people of different incomes, family types, and lifestyles
A. Ensure that ordinance continues to allow a variety of housing
for families at different income levels
B. Utilize MSHA programs for first-time home buyers
C. Investigate "point system" that rewards developers
for locating mobile home parks close to built-up areas, near
services, and public transit
3. Minimize impact of housing development on municipal
facilities and services |
| Eddington |
2002 draft |
1. Encourage and
promote affordable, decent housing opportunities for all
Eddington citizens.
A. Enforce and implement applicable laws, codes, guidelines, and
ordinances
B. Encourage mixed uses and mixed income housing within
appropriate residential areas - encourage senior citizen housing
opportunities and provide residential areas that allow single
and multi-family dwellings as well as manufactured housing
C. Pursue grants for housing rehabilitation programs and educate
residents about the available resources
D. Revise zoning guidelines, minimum lot sizes, and frontage
requirements to support the intent of the growth and rural areas
identified by the Land Use Plan - permitting in-law apartments
and single family conversions in growth areas and in the rural
area after review; allowing mobile home parks in growth
area
E. Research the quality of affordable housing units, especially
for the elderly - Planning board will work with the towns of
Clifton and Bradley to cooperate in exploring financing and
supporting a housing complex dedicated to the elderly
F. Ensure the safety and health of multi-family dwellings and
rental units
G. Provide residents with information on housing rights and
energy efficient programs |
| Glenburn |
1998 |
1. Encourage
affordable housing
A. Consider density bonus and cluster development incentives for
affordable housing in the proposed Rural District
B. Consider reductions in minimum lot size and/or frontage
requirements in return for providing affordable housing
C. Consider requirements for developments over a certain size to
provide a given percent of its housing at affordable
prices
D. Consider developing contribution requirements for commercial
and industrial businesses to fund affordable housing
(incorporating the number of employees it expects to hire at
moderate or low income wages)
E. Consider involving land trusts in the provision of affordable
housing
F. Consider use of Town sales to encourage affordable
housing
G. Modification of infrastructure requirements |
| Hampden |
2001 |
1. Protect existing
neighborhoods from incompatible development
2. Encourage cluster development as a means to preserve open
space and reduce development costs, particularly road
construction and maintenance, and thus promote housing
affordability
3. Promote innovation in design
4. Encourage and provide for a variety of housing types
5. Provide incentives for the development of affordable housing,
especially subsidized housing and housing for the elderly
6. Encourage the development of specialized housing such as
assisted living, congregate care, community living arrangements,
and nursing home units
7. Establish a relationship with a regional housing organization
or nonprofit housing group to promote and encourage development
of subsidized rental housing opportunities in Hampden
A. Develop an annual reserve account for the sole purpose to
assist in the provision of affordable housing and other housing
goals (lending money; acquiring land; improving
infrastructure)
B. Develop a subdivision fee waiver provision if the proposed
development can insure affordable units will result
C. Review local land use regulations that require a double
review of multi-family housing projects
D. Review local road frontage requirements for housing
developments
E. Review the existing built-in density bonus for multi-unit
buildings in the rural district. Consider a density base
standard.
F. Revise existing cap of 10 units per building in Residential B
district
G. Establish a relationship with The Housing Foundation or
another subsidized housing organization |
| Hermon |
1995 |
1. Preserve the rural
character and atmosphere of the community
2. Plan for balanced development
A. Suggest that the Town of Hermon needs 15% more affordable
housing units available by 2002 than were available in 1990
(create a Hermon Housing Authority)
B. Recommend identifying soils which would permit higher density
development on on-site waste water disposal systems
C. Encourage multi-family dwellings; mobile home parks; and
other forms of housing to meet the needs of low-income residents
(identify specific areas where future mobile home parks are permitted)
D. Recommend an area where sewer could be brought in to permit
higher density housing
E. Recommend that the town provide opportunities for affordable
housing (handicapped accessible and low income)
F. Recommend that new subdivision developments provide
subsidized opportunities such that 10% of all new housing is
affordable |
| Holden |
1995 |
1. Maintain housing
policy to encourage safe, decent, and affordable housing -
"Continue not to discriminate against manufactured housing,
mobile home parks, elderly housing, or low income housing
projects within its jurisdiction."
A. Continue to work with the Holden Housing authority
B. Develop standards to encourage the appropriate conversion of
seasonal to year-round housing units |
| Kenduskeag |
1991 |
1. Allow for a range
of housing opportunities for the additional 90 households
anticipated by 2001
A. Designate areas where new residences would most appropriately
be located - growth areas
2. Encourage and promote rehabilitation of housing to provide
adequate, affordable rental and owner occupied housing
A. 1. Allow for a range of housing opportunities for the
additional 90 households anticipated by 2001; designate areas
where new residences would most appropriately be located
2. Encourage and promote rehabilitation of housing to provide
adequate, affordable rental and owner occupied housing
A. Consider housing design standards
B. Permit multi-family housing as an affordable option
C. Permit accessory apartments and single-family conversions in
some cases
D. Permit elder cottages
3. Allow for the construction of adequate, affordable housing by
permitting a variety of housing types and ensuring that
ordinance standards are not too restrictive and preventing
affordable housing
3. Allow for the construction of adequate, affordable housing by
permitting a variety of housing types and ensuring that
ordinance standards are not too restrictive and preventing
affordable housing
A. Review minimum lot size requirements
B. Review road frontage and setback requirements
C. Review street width and paving standards
D. Review other design standards
E. Consider use of density bonuses (affordable housing)
4. Permit the use of cluster housing, where appropriate, to
encourage the preservation of open space and provision of
affordable housing
A. Consider use of density bonus (cluster)
5. Establish and enforce a building code to prevent inadequate,
substandard housing
A. Consider housing design standards
B. Designate certain areas as eligible for rehabilitation
assistance and public infrastructure improvement |
| Milford |
1995 |
1. Encourage safe,
decent, and affordable housing through the town's land use
ordinance by allowing a mixture of housing types
A. Allow multi-family housing (up to 4 units) in the
Village-Commercial and Mixed Residential Districts; Permit
multi-family housing in the Shoreland District subject to the
town's and state's Shoreland Zoning Ordinance.
B. Permit in-law apartments and single-family conversions
throughout the town of Milford
C. Allow mobile-home parks within the Mixed Residential District
of Milford
D. Ensure safe and responsible development of homes and mobile
home parks through performance standards
E. Pursue CDBG funds to fund rehabilitation
F. Pursue grants to establish senior citizen housing
G. Consider amending development standards - allow for cluster
development in rural areas; adjust minimum lot size, frontage,
and access requirements
- minimum lot size (rural district (5 acre); river residential
(2 acre); mixed residential (1 acre up to 4 units per building);
village (1 acre per unit (1-2 units) or 20,000 square feet per
dwelling unit contained within a multi-family building) |
| Old Town |
1995 |
1. Ensure Mobile Home
Safety
A. Prohibit mobile manufactured homes prior to June 15, 1976;
Amend City Ordinance to include safety standards for mobile
homes
2. Provide for comprehensive review of mobile home parks
A. Amend the mobile home park standards to conform to statutory
requirements and to provide for a more comprehensive review of
new park proposals and park expansions
3. Continue to allow multi-family dwellings but tighten up
density and parking requirements, except for elderly housing -
No off-street parking space shall be located within a required
front yard; Prohibit densities greater than 12 dwellings units
per acre
4. Provide for closer City review of large multi-family
developments - Amend the Zoning Ordinance to require that
multi-family units (3 or more units) in R-2 zones be subject to
Special Exception Review
5. Address substandard housing conditions - Apply for CDBG funds
to be used for rehabilitation
6. Take steps to ensure housing remains affordable - Continue to
allow subsidized housing units and a wide range of housing
types
7. Provide for future needs of elderly - Develop congregate
housing and other types of housing serving elderly needs. Set
aside land for such housing.
8. Ensure that seasonal developments do not impose a burden on
City services and that they provide safe access for emergency
vehicles - adopt road standards for seasonal housing. |
| Orono |
1998 |
1. Continue to allow a
wide variety of housing types within Orono
A. Zoning Ordinance allows for a wide variety of housing
types
B. Revise Zoning Ordinance to consider architectural integrity
of historically significant buildings when there is a change
from residential to non-residential requiring planning board
review
2. Continue to encourage a compact, village-oriented residential
growth pattern, while discouraging urban sprawl.
A. Continue the practice of allowing higher densities in the
village and somewhat surrounding areas and lower density in the
rural areas. Continue the practice of varying lot size according
to availability of off-lot sewer and water.
B. Maintain the forest and agricultural district; regulate
mobile home parks
C. Continue to protect areas not suitable for development
3. Continue current efforts to provide affordable housing
opportunities
A. Continue existing subsidized housing for qualified,
low-income people (The Housing Foundation)
4. Revised the Zoning Ordinance to regulate better the required
number of parking spaces for rental housing
5. Manufactured Housing and Mobile Home Parks
A. Prohibit mobile homes manufactured prior to June 15,
1976
B. Limit the location if mobile homes and single-wide modular
homes to the forest and agricultural district west of I-95;
require manufactured housing be placed on permanent
foundations
C. Allow for expansion of existing mobile home parks if soils
are suitable and traffic/access requirements are met, along with
other provisions of the land use ordinance
6. Establish general performance standards for new multi-family
residential developments
A. Consider upgrading existing standards for new multi-family
residential developments, using DECD's mobile home park
standards as a guide |
| Veazie |
2002 |
1. Continue to
encourage affordable housing through Contract Zoning, Open Space
Cluster Subdivisions, and Mobile Home Park Provisions in the
Land Use Ordinance
A. Developing an Affordable Housing Program to encourage
appropriate rate of growth in the stock of affordable housing;
Consider additional incentives such as using the Contract Zoning
and Open Space
B. Implement affordable housing impact fees (fee assessed on all
new housing that does not meet the state's criteria for
affordability)
2. Strive to make five percent of all new residential
development within the range of affordability for low-income
households and ten percent within the range of affordability for
low to moderate-income households as defined by the state
A. Re-examine Land Use Ordinance to see if some form of
accessory apartment additions could be allowed in certain
zones
3. Continue efforts to develop additional affordable housing for
Veazie's senior citizens
A. Senior Housing Complex being developed with assistance from
Penquis CAP (20 affordable units)
4. Participate in regional affordable housing programs if the
costs and benefits of such programs are shared fairly by the
communities in the region |
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