Frequently Asked Questions
1.
WHY DO WE NEED A ZONE CHANGE FOR THE YARD SOUTH PROJECT?
Zoning determines what types of uses can be allowed on a property. The current zoning doesn’t allow housing but the 2012 South Portland Comprehensive Plan envisions a mixed-use zone that includes residential (see section 6, p.21-22). It is our plan to align the property’s zoning with the comprehensive plan’s stated vision of a mixed-use neighborhood where residents can live and work. The housing crisis further underscores the need for this zone change.
Many of the other uses Yard South may include are already permitted by the zoning such as restaurants, shops, businesses, light industrial and hotels. But a big reason why the site has never been developed is because these permitted uses need a community of nearby residents who can frequent the businesses and work in the area. Adding residential to the zone allows for a walkable, mixed-use community that benefits not only its future residents but all of South Portland.
2.
YOU SAY THAT YOU ARE ADDRESSING THE HOUSING CRISIS, BUT WON’T HOUSING ON THE WATERFRONT BE “LUXURY”?
We have a partnership with South Portland Housing Authority and have committed to 100 housing units of Affordable Housing.
Additionally, Yard South considers the ways our zoning application can reduce housing costs by including the following strategies: increasing density so that resources can be shared by more households, reducing parking minimums and creating shared parking to reduce development costs, and making provisions for transit to reduce household car costs. Another way we’re reducing development costs is to build on land that’s already been developed. There is existing infrastructure that can be used and extended, rather than starting from scratch.
There are several contributors to the rise in property values and housing sale prices that we’re experiencing. One of those is the underproduction of housing when demand is high. Yard South is one of the only large parcels of land in South Portland that can support 1,000 housing units. By expanding the supply of housing and ensuring that at least some of that supply is deed-restricted as affordable, we can make a significant impact in addressing the City’s housing shortage.
3.
WE’VE SEEN THE RECENT EFFECTS OF STORM SURGES. WHY INVEST IN A DEVELOPMENT ON LAND THAT WILL BE UNDERWATER IN THE FUTURE?
Short answer, we wouldn’t. We cannot get insurance or bank loans without proving this. Because of the site location and orientation, Yard South is protected from Southeastern storms. Fortunately, the Yard South site did not flood during notable recent storm events, nor did the South Portland Historical Society. In fact, the site is not within a FEMA flood zone, with the exception of the immediate shoreline.
Regardless, we are planning for the long-term future. Yard South’s coastal resilience planning is aligned with the Maine Climate Council’s “prepare to manage” findings: sea level rise scenario of 1.5 feet by 2050 and 4 feet by 2100. The current site elevations are between 10’ and 14’ (NAVD88). The zoning strategies we are proposing to mitigate and accommodate future storm surge and sea level rise are to increase the site elevation where needed and to establish building elevations based on risk level and type of use (for instance, setting residential well above any potential flooding threat). The strategies we’re exploring have been proven effective in other parts of the country and the world, including Norfolk, Virginia, New York City, Duisburger Hafen Harbor, Germany, Rotterdam, Netherlands.
4.
WILL THE BUILDINGS REALLY BE 18-STORIES HIGH?
We know some people are saying that, but it’s not true. The current zone already allows buildings up to 86’ feet which is approximately 8 stories. We propose a development that has a variety of heights and provides for building stepbacks and setbacks. The building stepbacks refer to a stepped building profile that minimizes, or reduces the feeling, of buildings along Madison Street or the park.
In our zoning application, we commit to: (i) shorter buildings in some areas (60’ feet ≈ 5 stories), (ii) some areas where buildings cannot be more than 86 feet (≈ 8 stories), and (iii) only one area with an increase in height (up to 140’ feet ≈ 12-13 stories). We have asked for the height increase to 140’ in one specific part of the site where there will be minimal impact on Bug Light Park or residential neighborhoods.
We are asking for the additional height for several reasons. First, it allows the project to provide more housing units at a range of prices. Second, we can provide for what is called podium parking and ground floor public uses (coffee shops, restaurants, artist studios) on the first 1-2 stories of a building. This style of parking reduces the need for large expanses of paved parking, and the ground floor public uses will ensure that Yard South is for everyone, not just residents. We are committing to the lower heights in other parts of the zone because it provides for the needed transition where the site is closest to Ferry Village.
5.
WHAT ABOUT TRAFFIC?
The city’s zoning application process does not require traffic studies. This is because rezoning alone does not permit any buildings to be built. However, throughout the rest of the development process, traffic impacts will be reviewed and will need to be addressed. The next application phase – City Subdivision review – requires an in-depth traffic analysis and study that both the city and state must approve. As a large project, Maine Department of Transportation will also need to review and approve the project’s traffic plan at various stages. Yard South will be required to address the documented traffic impacts – both on and off site.
The recent Cushing’s Point Traffic Study indicated that eastern Broadway could handle additional traffic with some upgrades: “The analysis in this section indicates that the Broadway corridor can support additional growth (estimated in the range of 500 to 1,000 additional dwelling units in the study area), with system improvements that include improved traffic signal efficiency, expanded and improved bus service, bicycle and pedestrian facilities upgrades…” (section 9.2).
Yard South will likely be built over 15-20 years. A lot can happen in that span of time. At every step in the development process for Yard South traffic will be evaluated. If the data indicates problematic traffic congestion, the project will stop until those issues are satisfactorily addressed.
6.
HOW CAN I PARTICIPATE?
Many people have said their friends and neighbors have misinformation and have asked what they can share to help them understand the project better. Feel free to share this page and ask them to reach out to us with any questions.
Have a question you want answered?
Please submit your Yard South questions using this form! We will respond as soon as possible via email and will add some of the most frequently asked questions to this page.