Land Use Ordinances

Effective Date: October 7, 2007

 

 

Town of Frye Island
Cumberland County - State of Maine

 

Chapter 101 --- Land Use

Article I.       Zoning Ordinance

Article II.      Subdivision Ordinance

Article III.     Shoreland Zoning Ordinance

Article IV.     Floodplain Management Ordinance

Article V.      Growth Management Ordinance - Recinded at 9/2/06 Town Meeting

 

GENERAL REFERENCES:

Prior version of Chapter 101, dated

Prior version of Chapter 102 – Shoreland Zoning Ordinance, dated October 10, 2000

Prior version of Chapter 108 – Floodplain Management Ordinance, dated July 22, 2000

HISTORY: [amended July 5, 2003, WA 10]

Articles I and II originated as the Land Use Ordinance of the Town of Standish, adopted on May 26, 1976. This Standish Ordinance, as amended, became Chapter 181 on December 9, 1997 by Order No. 123-97. Frye Island, in turn, modified and adopted this Ordinance as Chapter 101 by Public Meeting of February 28, 1998 in preparation for becoming an independent town on July 1, 1998. The October 10, 2000 version of this Chapter 101 was then heavily edited and reorganized into Articles  I and II of Chapter 101, which was adopted by Town Meeting 10/06/01 Article 8.

Article III  originated as the Shoreland Zoning Ordinance of the Town of Standish, adopted October 12, 1993. This Standish Ordinance (now Chapter 237, adopted February 12, 2002 by Order No. 189-01) was modified and adopted by Frye Island as Chapter 102 by Public Meeting of February 28, 1998 in preparation for becoming an independent town on July 1, 1998. The October 19, 1999 version of this Chapter 102 was then heavily edited and reorganized into Article III of an expanded Chapter 101, which was adopted by Town Meeting 10/12/02 Article 11.

Article IV originated as the Floodplain Management Ordinance of the Town of Standish, adopted January 9, 1996 by Order No. 156-95. The Town of Frye Island, in turn, modified and adopted this Ordinance as Chapter 108 by Town Meeting of July 1, 2000. The July 22, 2000 version of this Chapter 108 was then edited and reorganized into Article IV of an expanded Chapter 101, which was adopted by Town Meeting 10/12/02 Article 11.

Article V, the Growth Management Ordinance was adopted by Town Meeting 10/11/03 Article 10.

MODIFIED BY:

Town Meeting 10/06/01 Articles 9-15, with changes in § 101-I-2 Definitions of Adult Day Care, Building Height, and Conforming Lot, § 101-I-3, A.6, B.5, C.5, and E; and § 101-I-4, H.1.c, O.2, and O.5.

Town Meeting 7/06/02 Article 5 establishing a special exception for the Resource Protection District in ß 101-III-16, K. (§ 102-16, K at the time of adoption).

Town Meeting 10/12/02 Article 12, changing the definition for Campground in ß 101-I-2 to the one used in the Shoreland Zoning § 101-III-17.

Town Meeting 7/05/03 Articles 10-12, expanding the History section directly above and changing the definition for Stream in § 101-III-17.

Town Meeting 10/11/03 Article 11, changing the contents of § 101-I-4, D.2, Non-Conforming Lots.

Town Meeting 9/2/06 Article 2, recinded ArticleV Growth Management Ordinance

Town Meeting 10/7/06 Article 11-12 changing definition of Substantial Start and the contents of § 101-I-11. Administration and Enforcement, D. Building Permits; and adding the definition of Road Opening and the contents of  § 101-I-4. General Standards, T. Road Opening.

Town Meeting 10/6/07 Article 14 amended the Land Use Ordinances Chapter 101, Article I, §101-I-14(F) (4), and Article III, §101-III-16 (I) (5)

Town Meeting 10/6/07 Article 15 amended the Land Use Ordinances Chapter 101, Article I, §101-I-11 (E) 


Table of Contents

 

Article I. – Zoning Ordinance

§ 101–I–1.  Title, Purpose

A.  Title

B.  Purpose

§ 101–I–2.  Definitions

[Sections § 101–I–3 through § 101–I–10: Zoning Regulations]

§ 101–I–3.  District Regulations

A.  R – Residential Districts

1.  Written approval

2.  Permitted uses not requiring CEO approval

3. Permitted uses requiring CEO approval only

4.  Permitted uses requiring site plan review

5.  Uses requiring special exception

6.  Minimum lot size

7.  Minimum setback dimensions

8.  Accessory building setbacks

9.  Shed setbacks

10. Lots in a cluster subdivision

B.  RU – Rural Districts

1.  Written approval

2.  Permitted uses not requiring CEO approval

3. Permitted uses requiring CEO approval only

4.  Permitted uses requiring site plan review

5.  Uses requiring special exception

6.  Minimum lot size

7.  Minimum setback dimensions

8.  Lots in a cluster subdivision

C.  WOC – Water-oriented Commercial Districts

1.  Written approval

2.  Permitted uses not requiring CEO approval

3. Permitted uses requiring CEO approval only

4.  Permitted uses requiring site plan review

5.  Uses requiring special exception

6.  Minimum lot size

7.  Minimum setback dimensions

8.  Accessory building setbacks

9.  Shed setbacks

D. RC – Recreational Districts

1.  Written approval

2.  Permitted uses not requiring CEO approval

3. Permitted uses requiring CEO approval only

4.  Permitted uses requiring site plan review

5.  Minimum lot size

6.  Minimum setback dimensions for lots 40,000 square feet or more

7.  Minimum setback dimensions for lots less than 40,000 square feet

E.  Prohibited Uses

§ 101–I–4.  General Standards

A. Applicability

B. Zoning Map

C.  District Boundaries

D. Lots

1.  Corner lots

2.  Non-conforming lots

3.  Back lots

a.  Access

b.  Frontage

c.  Lot size

d.  Construction of private way

4.  Lots with adequate water frontage

E.  Cluster Development

1.  Where permitted

2.  Purpose of cluster development

3.  Information required in cluster development proposal

4.  Planning Board authority

5.  Predominant use constraints

6.  Minimum area per family

7.  Permitted modifications in area per dwelling unit requirements

F.  Family Apartment Standards

1.  Purpose

2.  Approval

3.  Performance Standards

G. Community Living Facility Standards

1.  Planning Board review

2.  Density regulation

3.  Excluded uses

H. Manufactured Housing Units

1.  Restrictions on manufactured housing units located outside mobile home parks

2.  Mobile home park restrictions

I.   Temporary Structures

J.  Height Regulations

K. Open Space

1.  Purpose

2.  Procedure for reducing lot or unit area requirements

L.  Campsite Size

M.      Water Recreation and Water Storage Facilities

1.  Setback and CEO permit requirements

2.  Fencing of below-ground facilities

3.  Parking requirements

4.  Submittal of plan to Planning Board

5.  Permit requirement for private swimming pools

N.  Regulations Concerning Transmission (Antenna) Towers

1.  Intent

2.  Tower height restrictions

3.  Setback requirements

4.  Proof of conformity required

5.  Fence or wall required

6.  Buffering required

7.  Lights

8.  Cooperation with Code Enforcement Officer

9.  Radiation levels

10. Color of tower

11. Permit required

12. Safety

13. Removal of tower

14. Use of third-party professional

O. Signs

1.  Materials and maintenance

2.  Residential identification signs [amended October 6, 2001; WA 12]

3.  Bulletin boards

4.  Temporary real estate and construction signs

5.  Permit required [amended October 6, 2001; WA 12]

6.  Signs in disrepair

7.  Business signs

P.  Fences

1.  Purpose

2.  Fence permit required; standards

3.  Preexisting fences

4.  Fence violations and penalties

Q. Mineral Extraction

1.  Purpose

2.  Mineral extraction regulations

R.  Alternate Soils Test Pit

§ 101–I–5.  Home Business Standards

A.  Home Occupation Levels

1.  Home Occupation Level 1

2.  Home Occupation Level 2

3.  Home Occupation Level 3

B.  Home Retail Sales

1.  Applicability and Planning Board authority

2.  Review considerations

3.  Standards

C.  Tradesman

D. Yard/Garage Sale Standards

§ 101–I–6.  Commercial, Professional, or Business Use Standards

A.  Lighting Standards

B.  Design Compatibility

C.  Off-street Parking Design

1.  Parking design

2.  Landscaping

3.  Conversion or expansion of existing buildings to commercial, business, or professional use

D.  Buffer Areas to Other Districts

E.  Offensive Uses Not Permitted

F.  Employment of Consultant

§ 101–I–7.  Non-conforming Uses

A.  Continued Use

1.  Repairs and alterations

2.  Rebuilding

3. Extension of use

4.  Enlargement

5.  Change in Use

B. Abandonment

§ 101–I–8 [Reserved for Future Use]

§ 101–I–9 [Reserved for Future Use]

§ 101–I–10 [Reserved for Future Use]

[Sections § 101–I–11 Onward: Zoning Administration and Governance]

§ 101–I–11.  Administration and Enforcement

A.  Code Enforcement Officer

B.  Notice of Violation

C.  Violations and Penalties

D.  Building Permits

E.  Application for Building Permit

F.  Certificates of Occupancy

1.  Certificate from CEO required for occupancy

2.  Issuance

3.  Public record required

4.  Failure to comply

G. Building Permit for Manufactured Housing Unit

1.  Requirement

2.  Application contents

H.  Fees

I.   Building Permit Late Fee

§ 101–I–12. Planning Board

A.  Appointment and Composition

B.  Planning Board Meetings

C.  Powers and Duties

§ 101–I–13. Amendment Procedure

A.  Initiation

B.  Written Proposal Required

C.  Conformance to Statutes

§ 101–I–14. Board Of Appeals

A.  Appointment and Composition

B.  Board of Appeals Meetings

C.  Powers and Duties

1.  Types of Appeal

a.  Administrative appeals

b.  Special exceptions

c.  Variance appeals

d.  Disability variance appeals

2.  Variance appeals restrictions and conditions

D.  Conflicts of Interest

E.  Criteria to be Considered in Hearing Appeals

F.  Appeal Procedure

1.  Making an appeal

2.  Decision by Board of Appeals

3.  Appeal to Superior Court

4.  Reconsideration

§ 101–I–15. Site Plan Review

A.  Review Required; Procedure

1.  Approval by Planning Board

a.  Where required

b.  Failure to commence

2.  Procedure for submission and review

3.  Elements

4.  Waiver or modification of elements

B.  Conditions for Approval

§ 101–I–16.  Site Plan Review for Septic Systems Over Two Thousand Gallons per Day

A.  Purpose

B.  Review Process

C.  Monitoring

D.  Insurance; Effective Date

1.  Liability insurance requirement

2.  Effective date

§ 101–I–17. Assessment Of Capital Impact Fees

A.  Purpose of Impact Fees

B.  Administration

C.  Applicability

1.  Residential and nonresidential impact on existing road inventory

2.  Calculation of impact fee

a.  Formula

b.  Waiver of fee

D.  Segregation of Funds

1.  Segregation

2.  Ten years to appropriate

3.  Sole discretion

E.  Severability

F.  Appeals

§ 101–I–18. Conflict with Other Provisions

Article II. – Subdivision Ordinance

§ 101–II–1. Purpose and Administration

A.  Purpose

B.  Authority and Administration

§ 101–II–2. Preliminary Plan

A.  Preapplication Conference

B.  Application Procedure

C.  Location Map

D.  Information to Accompany Plan

E.  Review by Planning Board

1.  Review process

2.  Professional review fees

§ 101–II–3. Final Plan

A.  Application Procedure

1.  Application

2.  Department of Environmental Protection review and approval where required

3.  Sewage disposal

4.  Public hearing

B.  Performance Guaranty

1.  Submittal of performance guarantee

2.  Inspection of required improvements

3.  Maintenance prior to acceptance of improvements

C.  Information to Accompany Plan

1.  Final plan contents

2.  Attachments to final plan

D.  Final Approval and Filing

E.  Plan Revisions After Approval

F.  Public Acceptance of Streets, Easements, and Open Space

§ 101–II–4. General Provisions

A.  No Filing and Recording Before Final Plan Approval

B.  No Conveyance if Not Filed and Recorded

C.  Fines for Conveyance Prior to Approval

D.  No Utility Service Prior to Final Approval

E.  No Construction Activity Prior to Final Approval

§ 101–II–5. General Standards

A.  Planning Board to Consider Requirements

B.  Conformance to Comprehensive Plan

C.  Preservation of Natural and Historic Features

D.  Land not Suitable for Development

E.  Lots

F.  Easements for Natural Drainage Ways

G. Utilities

H.  Street Trees, Esplanades, and Open Spaces

I.   Required Improvements

J.  Separate Sewage Disposal Sites

K.  Municipal Consultant Fees

§ 101–II–6. Design Standards

A.  Street Names and Signs

B.  Street Design Standards

1.  Street classification definitions

2.  Dimensions for street construction

C.  Dead-end Streets

D.  Pavement Design

E.  Roadway Construction Material Standards

F.  Responsibility of Developer Regarding Streets

G. Construction of Arterial Streets

1.  Subdivisions containing more than 150 units

2.  Subdivisions adjacent to areas of future development

H.  Storm Drainage Systems

1.  Intent

2.  Design standards

3.  Street and storm drainage plans

I.   Construction Standards

1.  Grading

2.  Preparation

3.  Cuts

4.  Fill

5.  Side slopes

6.  Bases and pavement

J.  Monuments

K.  Water Supply

§ 101–II–7. Miscellaneous Provisions

A.  Release of Guaranty Check or Bond

B.  Variances and Waivers

C.  Appeals

Article III – Shoreland Zoning Ordinance

§ 101–III–1. Purposes

§ 101–III–2. Authority

§ 101–III–3. Applicability

§ 101–III–4. Effective Date and Repeal of Formerly Adopted Ordinance

§ 101–III–5. Availability

§ 101–III–6. Severability

§ 101–III–7. Conflicts with Other Ordinances

§ 101–III–8. Amendments

§ 101–III–9. Districts and Zoning Map

A.  Official Shoreland Zoning Map

B.  Scale of Map

C.  Certification of Official Shoreland Map

D.  Changes

§ 101–III–10. Interpretation of District Boundaries

§ 101–III–11. Land Use Requirements

A. Requirement to Conform

B.  Continuation of Non-conforming Lots, Buildings, Structures, and Land Uses

§ 101–III–12. Non-Conformance

A.  Purpose

B.  General

1.  Transfer of ownership

2.  Repair and Maintenance

C.  Non-conforming Structures

1.  Expansions

a.  If non-conformity is not increased

b.  Further limitations

2.  Relocation

3.  Reconstruction or replacement

4.  Change of use of a non-conforming structure

D.  Non-conforming Uses

1.  Expansions

2.  Resumption prohibited

3.  Change of use

E.  Non-conforming Lots