Proposed comprehensive plan a guide to future development

CAMDEN — After 18 months of discussion, the proposed comprehensive plan will be unveiled at a public hearing at 7 p.m. Wednesday, Aug. 22. The plan is not actually an ordinance in itself, but is intended as a guide for the town zoning and land use ordinances, spending on capital improvement and other land use decisions.

“Severely constrained” areas where development is not recommended by the plan include virtually all of Mount Megunticook and Mount Battie, most of Bald and Ragged Mountain, the road along the tributaries to Megunticook Lake from the southwest along Molyneaux Road, a narrow valley which splits the land between Melvin Heights and Cobb Road, extensive wetands associated with tributaries to the Goose River, Megunticook Lake, and Hosmer Pond and the immediate coastline and islands.

“Significantly constrained” areas where limited development is recommended include: the lower slops of Ragged and Bald Mountains; land above Hosmer Pond to the northeast; the shoreline and tributaries to Megunticook Lake; portions of Melvin Heights thought to be deer yards; and the High Street-Sherman’s Point areas.

“Moderately constrained” areas suitable for low to moderate density development include: the majority of land above Route 105 and extending into Melvin Heights; much of Route 52 corridor from the water storage tank towards Megunticook Lake; and much of the High Street corridor north of Sherman’s Point Road.

The “least constrained areas” with an opportunity for relatively intense development include the entire public sewer area from the town center out to Washington Street to Riverside Street.

Over the next decade, an estimated 250-300 new houses will be built in Camden. The town must choose between a traditional village and country pattern, a suburban pattern or something in between. The Comprehensive Plan endorsed a “village and countryside” pattern of development. Recommended was the establishment of growth and rural areas directing development to one, and protecting the other.

Sewer and water lines should be used as tools to direct growth. The John Street, Mechanic Street and Cobb Road areas are logical areas for sewer expansion with Molyneaux Road and Mountain Street. But the requested extension along Beaucaire Road should be completed only if it can be demonstrated that no alternative exists and that a sewer line will not stimulate new growth in the watershed. The town should work with the Camden Rockland Water Company for a master plan for water supply.

Now, 60 percent of Camden’s workers cannot afford to live in the town. The plan recommended a permanent non-profit housing corporation to develop, coordinate and oversee strategies to achieve affordable housing with a goal of 30-35 units in the next 10 years.

The plan also endorsed “selective improvement of Route 1” to eliminate safety and operational problems. Solution to parking problems should be management as opposed to new construction. As local roads are reconstructed, they should be brought up to code.