DRAFT Population-Demographics Inventory and Analysis 2/16/12

Introduction: The Maine State Planning Office (SPO) provides the population and demographic data discussed in this section. Population projections for Fort Kent are based on a methodology that uses Aroostook County level projections derived from more detailed information than is available at the local level. Town projections are calculated using recent growth or decline in the town’s share of the County’s population and the County level population projections. The local, town level, population projections are based on assumptions and past trends that may or may not hold into the future. It is interesting to note that earlier (1990) population projections for Fort Kent show that rate of decline is slowing from 7.5% in 1990 – 2000 to 3.5% 2000 – 2010 as shown in Graph 1 below.

Graph 1. Fort Kent Decennial Population Change on % Basis

Source: US Census 2010

The Economics and Demographics Team at the SPO acknowledge that they do not know the details of Fort Kent’s plans for the future. Their estimates provide a starting point for assessing community needs based on projected change in population and demographics. Fort Kent has made extraordinary efforts over the past 10 years in maintaining quality of life for its residents, attracting visitors and in distinguishing itself as a travel destination. It is exactly these types of efforts that often defy projections and that help underpin community sustainability.

Analysis and Issues

Rate of Change: Graph 1 above shows Fort Kent’s decennial population change on a percentage basis from 1980 – 2010. The data suggest a declining rate of population loss. Over a 30 year period or 3 U.S. Census periods starting in 1990, the town lost 11.6%, 7.5%, and 3.2%, respectively. Graph 2, below compares percent population change for selected St. John Valley communities. Among the eight towns that lost population between 2000 and 2011, Fort Kent showed much less decline than the others with the exception of Wallagrass which showed slightly less. This could mean Fort Kent is approaching a point of equilibrium between economic sustainability and population stability. Projections prepared by SPO shown in Table 1 actually show a population increase from 2010 – 2013 (not likely) and then only a slight change in the rate of population loss from 2013-2023. In actual numbers of persons, population loss is under 100 persons for this period. This implies that Fort Kent should continue to provide public services at present levels.

Graph 2.

Source: US Census 2010

Table 1. Fort Kent Population Projections 2013 – 2023

	2013	2018	2023
Fort Kent	4,136	4,086	4,016

Source: Maine State Planning Office Economics & Demographic Team, April 12, 2010

Demographic Shifts: The evaluation of demographic shifts is based on the numbers of persons in each age group over a period of two decades 1990 – 2010. Population changes in these age groups in Fort Kent are described below in Table 2. During this period the “working age” groups (45-64 years) and the “retirement age” groups (65+) showed increases while the pre-school age (-5 years), school age (5-24) and child bearing age (25-44) groups showed declines. However, the “college” age group (18-24) showed an increase of 46 persons between 1990 and 2010. In 2010, 47% of Fort Kent’s population was over 45 years of age. In 1990 the figure was 32%. In contrast, in 2010, the pre-school and school age population in Fort Kent was 32% of the total population. In 1990 the figure was nearly 38%. The child bearing age group in 2010 made up 21% of the total population, while in 1990 the figure was 30%. In 2010, the town’s median age was 42.7 years in contrast to 1990 when the median age was 32.9 years.

Table 2.

Fort Kent Population by Age	2010	2000	1990
Under 5 years	204	225	272
5 to 17 years	610	718	880
18 to 24 years	501	477	455
25 to 34 years	379	482	671
35 to 44 years	473	655	623
45 to 54 years	671	613	426
55 to 64 years	538	405	364
65 to 74 years	353	331	335
75 to 84 years	260	239	181
85 years and over	108	88	61
Total	4,097	4,233	4,268

Source: US Census 2010

Impact of Demographic Shifts: Change in the size and age distribution of Fort Kent’s population has been occurring with similar trends for at least 30 years. An aging population and declining numbers of school age and child bearing age persons has been monitored by local government through the planning process, the school administrative district (SAD) and the local housing development community. The slow, steady pace of these changes has allowed the community time to plan and take a proactive approach in response and this should continue for the foreseeable future.

SAD #27 operates five schools in four communities that are spread across 30 miles. This is the second largest bussing district in the State. They have responded to declining enrollment in several ways. Administrative offices have been relocated into an existing facility. Administrative responsibilities have been consolidated and professional and support staffs have been reduced by 7 and 16 positions, respectively. School District policy limits the time and distance that certain aged children can be bussed. This makes school closure a challenge well beyond the emotional impact and resistance at the local level. The consolidation of two or more elementary grade schools and the transfer of ownership of the closed schools may need to be considered in the future. It may be possible to avoid this through continued cost saving measures. The SAD has invested in numerous energy savings improvements at their facilities and will participate in the development of a new, multi-building biomass heating system facility with the University of Maine at Fort Kent. Ultimately, the construction of new, smaller and more energy efficient schools may be the most favorable. For the present time, cost control efforts in facility management, bussing, staffing and program reductions will allow the district to keep it schools open with modest budget increases.

Municipal services have not been reduced or changed to any degree in response to a declining population and demographic shifts. However, there has been pressure exerted by citizens during the annual budgetary and Town Meeting process to reduce tax obligation. Notable areas that have been targeted include recreation, public works and support for the regional airport. The relatively slow pace of the shifts and conservative financial management leadership from the Town Manager and Town Council has allowed services to be maintained. The Town uses several techniques that, in combination with annual valuation increases from new development, allow it to maintain services as population declines and operation and maintenance costs rise. Techniques include flat funding for all municipal departments, not filling vacancies in some departments, low debt service and the aggressive procurement of grants. The SAD, the University and the Senior Center continue to provide programs for seniors that enrich their lives and support their needs. Despite the demographic shift, the municipal recreation department maintains solid participation in its summer and winter programs and fulfills a service to a segment of the school age population that is not offered through the SAD. There does not appear to be a need to change the type or availability of municipal services presently offered. If the population trend continues, the town may need to reduce some services in response to taxpayer demand. Many options are included in the policies and strategies related to Public Facilities and Services and Fiscal Capacity.

Fort Kent’s housing characteristics and development patterns are described in more detail in the Housing and Land Use Sections of the plan. Housing developers have been responding to the shift in demographics for several years. The Cross Winds Assisted Living Complex is one of the best examples. Originally developed as 23 units in 2007, the facility has increased in size by 13 units in the past five years. In 2012, the Fort Kent Housing Corporation – Village Apartments will open six new units of subsidized senior housing in conjunction with 18 units that were reconstructed outside of the floodplain after the flood of 2008. Fort Kent is among the most favorable locations for senior housing given that it is a service center community. Vacancies at senior housing still exist in some neighboring communities. Local realtors have indicated that there is a shortage of quality, first floor apartments in Fort Kent that would be most favorable to seniors. The town should consider seeking grant funds to complete a housing needs assessment. This should be followed by a program that supports the rehabilitation of existing rental units to better accommodate seniors.

Service Center and Seasonal Population

Fort Kent has always been a service center community and continues to have several of the region’s major employers in the areas of health care, education, social services and manufacturing. Over time, the community has fully assimilated this increase in activity into its day to day services. This impacts administrative services available at the municipal center and police, fire and emergency response and others. Traffic control during school start/end hours and business shift changes are a routine response. These and other responses are addressed under the Transportation, Public Facilities and Service and Recreation sections of the plan. As the region’s overall population continues to slowly decline it will not likely that any significant change in the Town’s response will be necessary.

Seasonal population increases occur in association with the University’s 9 month academic year and summer visitors. Total student population exceeds 1000 of which 205 live on campus. Most of the remaining several hundred students are either from Aroostook or other Maine Counties. This additional population impacts primarily police, fire and emergency services that the town provides.

Natural Rate of Change

Information on birth and death rates specific to the Fort Kent population is not readily available. Maine’s birth rate is 10.2 births per 1000 women. The Maine death rate for the top 10 causes is 7.47 deaths per 1000 population. The number of births and deaths occurring each year in Fort Kent are tracked by the Town Clerk. However, records are not based on residency. As a service center community Fort Kent serves the health care needs of a larger population. Some residents choose to give birth in Caribou, Presque Isle or other municipalities and residents of neighboring towns may choose to give birth in Fort Kent. The number of births and deaths occurring annually in Fort Kent are the total number irrespective of residency. For the years 2005 through 2010 the number of births has consistently exceeded the number of deaths. On average there are 10.2 more births per year than deaths. This does not in any way reflect the natural rate of change in Fort Kent’s population. To determine this, basic research of the data would need to be done. The average rate of population change in Fort Kent, for all factors, over the past four decades is -2.5%.

Context for Growth: An analysis of local fiscal capacity clearly shows that Fort Kent remains in solid fiscal health. Among the key parameters for determining fiscal capacity is growth it net valuation of property. The Town’s net valuation is calculated every year and is trending upward. Fort Kent is developing or growing from within. Substantial private investment is occurring despite a declining overall population. As a result, there has been steady growth in valuation. This suggests that Fort Kent will be able to continue providing services at existing levels for some time. If this trend should reverse the Town may be forced to reduce services and prioritize services to an aging population.

Fort Kent’s growth in net valuation may also be linked to its growth in population in the 45-64 and 65+ age groups. These age groups may have higher incomes and spending habits that are favorable to the local economy. They have or are near finished raising their families, have paid or are near completing their mortgages and are more likely to invest in property improvements and new homes. These age groups are important drivers of the local economy and their spending patterns help the community sustain services.

Fort Kent is also a service center and border community that attracts spending by neighbors on both sides of the St. John River. Non-resident spending in the local economy helps support investment by local business owners and employees. In 2011, the Canadian economy was stronger than the US. Spending by Canadians was more important than ever in the local economy. Non-resident spending helps contribute to the investments that lead to growth in valuation and support for local services. No studies have been done on the impact of Canadian spending on the economies of Maine’s border communities. Economic information of this type could be an important tool for local economic development.

DRAFT HOUSING INVENTORY and ANALYSIS 2/14/12

Introduction: In the area of housing, Fort Kent has focused on the need for new units based on population/demographic shifts, affordability and the provision of safe, decent housing for all of its residents. The data below supports the community’s progress in these areas. The fact that population has been declining has not deterred the development of new, single family homes and other housing. Fort Kent significantly led other “major” towns in Aroostook County in the development of new homes in 2011.

Table 1. New Homes in Aroostook 2011

Town	Stick Built	Modular	Mobile	Total
Caribou	1	2	2	5
Castle Hill	0	0	0	0
Caswell	0	0	0	0
Chapman	0	1	1	2
Easton	1	0	0	1
Fort Fairfield	0	0	2	2
Fort Kent	3	2	3	8
Houlton	0	2	0	2
Limestone	0	0	0	0
Madawaska	4	0	0	4
Mapleton	1	1	1	3
Portage	2	0	0	2
Presque Isle	0	0	1	1
Van Buren	0	0	0	0
Washburn	1	0	0	1
Woodland	2	0	0	2

Source: Aroostook Association of CEO’s

An upward trend in the size of working and retirement age groups clearly has coincided with the development of new homes, senior housing and residential care housing. Affordability is defined as a housing cost that does not exceed 30% of the household income. Affordability is addressed for very low and low income households, the elderly on fixed incomes and should include first-time home buyers. The selling price of homes and the cost of renting are examined. Limited information was available on the cost of new construction. Housing quality will soon be mandated by the new State of Maine Minimum Building Code that applies to communities, like Fort Kent, with populations over 2000. The implications of this on local code enforcement are still being evaluated and will likely result in higher permit fees. Fort Kent has not operated a low income housing rehabilitation program in more than 25 years and the presence of substandard housing and dangerous and abandoned buildings is apparent in the community. Conditions, trends and issues related to these housing parameters are discussed below.

Housing Need

According to 2010 US Census data shown in Table 2 below, the town has a total of 1,922 housing units in all categories including single and multi-family, owner and rental occupied and seasonal/recreational. The table compares data for Aroostook County and Fort Kent. The data indicate that the Town has lower vacancy rates for owner and rental housing than the County. The total vacancy rate in Fort Kent is 9.1% leaving 175 units in all categories available for occupancy. This is well below the County total vacancy rate of 21.7%. This means that Fort Kent has available housing to accommodate the creation of jobs and population growth. The Town should encourage housing occupancy by publicizing information on housing availability and contact information on the Town Website. The suitability of existing housing for occupancy is discussed under affordability and quality. Even in the midst of a significant number of vacant homes, new housing is being developed each year.

Table 2. Housing Occupancy Comparison

	Aroostook County		Fort Kent
	Number	Percent	Number	Percent
Total Population	71870		4097
Total Housing Units	39529	100	1922	100
Occupied Housing Units	30961	78.3	1747	90.9
Total Vacant Housing Units	8568	21.7	175	9.1
Homeowner Vacancy Rate		2.7		1.5
Rental Vacancy Rate		8.6		5.3

Source: US Census Data, 2010

The six year development trend for single family homes including “stick” built, modular and mobile homes is indicated below.

Graph 1. Housing Development Trend – Single Family

Source: Annual Fort Kent Town Reports

The peak year was 2007 with 19 new homes being developed. The six year average is 14 homes per year. A clear downward trend is indicated after the economic collapse of 2008. The trend may become more apparent beginning in 2010 and should be monitored for the next several years to see if it continues or if the community is able to maintain the existing rate of new single family home construction through 2016.

New Multi-Family Development

Housing developers have been building new multi-family projects for several years in response to the shifting demographics and demand. Investment has been well into the millions of dollars. At least 10 projects were constructed since 2002 and include new construction and renovation of existing structures. Projects include condominiums, assisted living and both subsidized and unsubsidized apartments. Originally developed as 23 units in 2007, the assisted living facility has increased in size by 13 units in the past five years. New modern private apartments with garage and condo units total 42 units in the last 10 years. In 2012, the Fort Kent Housing Corporation – Village Apartments will open six new units of subsidized senior housing in conjunction with 18 units that were reconstructed after the flood of 2008. These projects have created high quality housing for the community and support the needs of locally employed professionals, retired persons and seniors with health support and rental assistance needs.

Housing Affordability

According to the American Community Survey 5-year estimates, Fort Kent’s median household income is $39,385. The margin of error is $8,135. A single person household earning fewer than 80% of the median or $31,508 is considered “low income”. A two person household income of $34,869 is low income. Housing affordability is based on 30% of the household income. If a rent level or mortgage payment exceeds the 30% threshold, affordability is questionable.

Rental unit affordability information is available from several sources. The 2012 Fair Market Rent (FMR) calculated by the Office of Management and Budget for a one bedroom unit in Fort Kent is $487 per month and $584 per month for a 2-bed room unit. A one bed room unit is affordable to both low and very low income, single and 2-person households. A two bedroom unit is close to (+$38) affordable to a very low income, two-person household at FMR. Maine State Housing Authority (MSHA) data for 2006 indicate that the average 2-bedroom rent with utilities in Fort Kent is $451 per month. This indicates that a 2-bedroom unit is affordable to low/very low one and two person households. However, 2009 data from MSHA for the Presque Isle Labor Market Area which includes Fort Kent shows that the average 2-bedroom rent level of $668 per month is unaffordable. The total number of rental units in town is 464 (2008) of which 188 units or 40.5% are subsidized. Fort Kent does not appear to have an affordability issue in the area of rent levels but local affordability may be fragile and should be monitored.

Information on the selling prices of homes in Fort Kent was made available with the help of a local property appraisal service. Home sales data originated from property transfer tax records available from the Town for the years 2007-2009. Since data was not available on income levels by age groups, affordability analysis is based on 80% of the median income and the average selling price for single family and mobile homes in the community during the 3-year period. The average selling price for a single family home was $97,180. The average selling price for a mobile home was $48,274. Affordability was based a mortgage structure of 10% down for a term of 25 years for single family and 15 years for mobile homes at an interest rate of 4%. The average selling price of a home in Fort Kent is affordable to persons earning 80% of the median household income. In some cases affordability can be exceeded in households with higher income levels.

The Growth Management Act directs the town to ensure that at least 10% of the new housing units created in the next 10 years be affordable. Based on the six year average this equals 14 units in Fort Kent. The number of new mobile homes added in Fort Kent during this period total 14 units or 16.9 % of the total number of single family homes. This implies a level of affordability in new residential construction that exceeds 10% of all units sited or built within a ten year period. Two mobile home parks were eliminated since the last Comprehensive Plan was approved because of public health and safety issues. There presently are three parks, with one new park established within the past 10 years. The development of a new mobile home park in conjunction with a housing assistance program and regional support through Aroostook County Action Program would help eliminate substandard housing and create housing affordable to low income persons.

A review of the Town’s Land Use Ordinances including Zoning, Sub-Division and Road Design, Construction and Acceptance Ordinances revealed that existing regulations both encourage and in some cases may discourage the development of affordable housing. Section 7.10 of the Zoning Ordinance allows mobile home parks to have smaller dimensional requirements for lots that are served with public sewer than lots that are created outside of a mobile home park. Private roads in mobile home parks are not required to be constructed to the same standards as roads that are proposed for acceptance as a public road. These zoning and subdivision provisions help contribute to affordability. Existing construction standards for roads that are proposed for acceptance as a public road are uniform for all uses, traffic levels and road lengths. Some standards like paved surface width and shoulder width may not be necessary or appropriate for all residential neighborhoods. This contributes to construction cost and may in some case affected affordability of house lots. The Planning Board should consider reviewing information sources on residential street designs and determine if flexibility with some requirements might be appropriate and help support affordability. Changes would require amendments to local ordinances.

Housing Quality

In the area of housing quality the goal is to ensure safe and decent housing for all residents of the community. Housing quality factors include, age and quality of existing homes, the number of dangerous/abandoned homes and the need for standards for new units. It has been well over 20 years since Fort Kent has operated a publically funded, single or multi-family residential rehabilitation program. The number of occupied, substandard homes has not been determined. All housing is a community resource and quality housing encourages people to live in Fort Kent. This, in turn, helps establish a local labor force for business and economic growth.

Fort Kent has made strides in eliminating vacant, deteriorated housing through the acquisition/demolition of homes in floodplains and through enforcement of the law pertaining to dangerous buildings. Owners of abandoned homes were contacted by code enforcement within the past five years and encouraged to demolish homes. The cost of demolition is more expensive than ever and may range from $15,000 - $25,000. This often deters owners from dealing with the problem. A 2011 evaluation of dangerous residential structures identified 10 homes that should be removed. The Town Council has the final authority to take action under the dangerous buildings law.

Housing age is generally an indicator of housing quality and is not always a reliable. Many older homes in Fort Kent are better maintained than some newer homes. The American Community Survey 5-year update for 2010 reports owner occupied housing for Fort Kent by housing tenure (age). This data includes homes built before 2004. The Town reports were the source of data for homes built between 2005 and 2011. The number of new homes built/placed during this period was 96. The number of homes built/placed since 1970, or homes of less than 42 years, is 817. This represents 61% of Fort Kent’s owner occupied housing stock and suggests that this housing is of modern quality and construction. The number of homes built/placed before 1970 is 594 or 39% and 297 of these homes were built before 1939. In total, 22% of the Town’s owner occupied housing stock was built before 1939. The presence of substandard single and multi-family homes is apparent in Fort Kent. The town should complete a town-wide housing quality assessment to determine the extent of substandard homes. After this, a housing assistance program could help them address this issue.

Fort Kent is required to enforce the new Maine Uniform Building and Energy Code (MUBEC) beginning July 1, 2012. The State law that created MUBEC became effective December 1, 2010 and consists of residential and commercial building, existing building and energy conservation codes developed by the International Code Council and adapted to Maine. In addition, MUBEC includes standards related to ventilation for indoor air quality, energy efficiency and radon control options. The new law will help the Town improve housing quality over time though most new construction probably meets these codes and may meet some of the standards. While the law states that the cost of training for the municipal code enforcement officer (CEO) will paid by the State, local enforcement will come at an unknown cost to the Town. The Town may need to hire a third party inspector until the local CEO has been recertified. The Town should determine the cost for these services and plan accordingly. Multiple inspections may be required during the building process to ensure code compliance. This will undoubtedly add significantly to the cost of building permits. The town is presently revising its permit fee structure to account for this fact. The new permit fee structure will be in place sometime during 2012.

draft TRANSPORTATION SYSTEM Inventory and Analysis 2/17/12

Introduction: In the land use planning process, community transportation issues can be complex and challenging. Transportation weighs heavily in planning for local fiscal capacity and future land uses. It’s important to stay focused on safety, efficiency of movement, energy efficiency and conservation, cost effectiveness and the local need and interest in different modes of travel. Fort Kent has a lot of experience with these types of issues and has made progress in several important areas. Advancements include subdivision regulations and a road construction ordinance, and improvements to parking, sidewalks and trails. Several transportation related problems and issues have been identified and are explained here. The locally acceptable approaches for avoiding problems and meeting the future transportation demands of Fort Kent are identified in the policies/strategies section.

Most residents probably take for granted that Fort Kent is a significant regional transportation hub. The Town has an active rail terminal and system serving the forest industry. The Town is the northern terminus of US Rt. 1 and Maine Rt. 11. Maine Rt. 161 leads to Fort Kent and the last 30-mile segment, Fort Kent to Allagash, was recently designated as a Maine scenic byway as are other arterial segments leading to Fort Kent. Eventually, these stretches of highway may become part of the national scenic byway system which may invite additional investment. These highway segments are vital corridors for commerce and tourism. The slow, steady development along these routes is a threat to safety and transportation efficiency. Bypasses are costly in dollars and on the environment. They impact existing land uses and owners. It would be difficult for any single bypass to serve the three arterial routes in town. Better planning and policy implementation are cost effective ways to keep commercial transportation routes operating safe, smooth and efficient.

Local roads, collectors and arterials also serve the needs of residents to access services and employment. The Town is responsible for maintaining 53.57 miles of road of which 9.7 miles is closed to winter maintenance. There is little difference in the miles of road maintained today than 20 years ago. Town roads can be abandoned and the ownership transferred to abutting owners. Several subdivisions have been approved over the past 5 years and have added 1.53 miles to municipally maintained roads. Subdivision roads are built at the developer’s expense and must be constructed to the road standards identified in the local road ordinance. If roads are to be accepted by the town for ownership and maintenance, they must also meet a threshold criteria based on Average Daily Traffic (ADT) count before local voters are ask to approve acceptance. Henceforth the cost to maintain them becomes a taxpayer expense.

Other, equally important, transportation related topics include alternative modes of transportation and parking. Fort Kent has many alternative transportation assets and over the years, has made a lot of progress in these areas. Beyond the need to provide safe, convenient access for pedestrians to businesses and schools, there is significant overlap of tourism and recreation when we discuss modes of transportation. Pedestrian, snowmobile and ATV access to businesses and services have significant economic value. Fort Kent offers a system that is safe, well maintained, cost effective and diverse.

2011 Fort Kent Street & Trail Miles

Fort Kent Streets	Miles	Fort Kent Trails	Miles	Use
Town Paved	28.613	Heritage Trail	5.75	Multi
Town Gravel	25.15	Riverside North	1.2	Pedestrian/bike
Closed in Winter	9.69	Riverside South	.65	Pedestrian/bike/snowmobile
State Aid	11.559	ATV	24.4	ATV
State	10.172	Snowmobile	33	Snowmobile
Total Town Street	53.573	The loop	2.7	Pedestrian/bike

Source: Town of Fort Kent/Clubs

Because the transportation system is a “shared asset” with neighboring communities, we also looked at regional issues relating to transportation. The three key issues are rail viability, the I-95 extension to the Valley and the Northern Aroostook Regional Airport. The local decisions and positions regarding these regional issues are stated in the policies and strategies section.

Safety and Efficiency

The Maine Department of Transportation-Traffic Engineering and local Police and Highway Department staff have identified several dangerous locations along local roads. These may include curves, blind hills or driveways, unprotected embankments, solar glare, shaded areas and other hazards. There are two designated “high crash locations” including the intersections of E. Main, Market and Soucy Streets and one location along the Frenchville Road (US Highway 1) where the road is shaded in winter by a steep slope along the South edge of the highway. Three local road segments were identified as lacking guardrails where the road shoulder drop off is severe and other design characteristics create a notable safety concern. The Klien Road bridge/culvert and two bridge/culvert locations on North Perly Brook Road including one East of the Blaine School Road intersection and one Northeast of the T-intersection all require guardrails to improve safety. Another safety concern is the site distance/visibility at the intersection of Armory Road and Pleasant Street near community high school where vegetation should be removed.

Pedestrian safety issues were also identified. Speeding in the school zone on Pleasant Street has been an issue. While enforcement has been stepped up, the zone lacks the proper signage to indicate the school zone limits. Pedestrians and bicyclists using the multi-use Heritage Trail may be at risk from motorized traffic depending on time of day (light conditions) and speed. The South Perly Brook Road biathlon training route poses are safety concern because of speed and lack of road shoulder and signage.

Local transportation efficiency was discussed in the context of traffic flow and the need for maintaining the road system. Several key issues were identified and are also addressed under Public Facilities and Services. The road improvement projects identified are listed in Table 1. US RT. 1 and Maine Route 161 are two major arterial routes that are coextensive with Fort Kent’s Main Street. Maine Rt. 11 also ends at the intersection of Main Street. Since Main Street also serves the central business district, commercial through traffic is required to slow down and often stop to accommodate pedestrians and on-street parking. Efficiency is affected for logging trucks, fuel and freight haulers. The feasibility and cost/benefit of a bypass could be studied but there does not appear to be a single location that could efficiently serve the three arterial routes, especially for Rt. 1 South. A bypass would, however, support Hazard Mitigation by creating an alternative route for traffic that may be affected by flooding or other disasters that may occur in the central business district.

Traffic flow issues through the central business district were identified for Pleasant St during school day start/end hours; West Main Street left turn to Pleasant St and West Main St/Market St at Station Hill during winter storms. The railroad crossing at the base of Station Hill complicates safety and efficiency and will only intensify with increased rail traffic. Proper signage should redirect traffic to Market Street during hours at the start and end of the school day. The turn signal at the intersection of W. Main and Pleasant should be equipped with a left turn arrow. During winter storms, Rt. 1 South truck traffic should be directed to W. Main St. via Pleasant St. instead of Market St. The traffic light at the base of Station Hill could be equipped with a transmitter that allows southbound trucks to switch the signal. North bound trucks on Rt. 1 should also have a signal change warning light at the top of Station Hill. The feasibility of lowering the Station Hill grade should also be studied because of the numerous issues at this location including the fact that it is also a MDOT high crash location.

Other important safety/efficiency issues were also identified. School bus and snowplow turn around areas are a problem on both the East Michigan Settlement and Jacob Roads. These areas should be redesigned and constructed. The construction of private driveways and the associated installation of culverts where they join town roads frequently create drainage issues including ice flow in the roadway during winter. The Town requires a permit for driveway and culvert installation and provides basic design standards under its Road Design, Construction and Acceptance Ordinance. Improper installation should be eliminated by requiring the Highway Department to complete the work at the owners’ expense. The potential to improve the fuel efficiency of town vehicles was discussed. It was determined that 6-9 municipal vehicles could be electric or hybrid fuel vehicles. This should be evaluated as vehicles come up for scheduled replacement.

Table 1. Proposed Transportation Projects

Location	Type	Date
W. Main Street	Traffic light (left turn)
W/E Main Streets	Signage (time of day)
W/E Main Streets	Drainage	2011
E. Main Street (light)	Signal transmitter
Klein Road Bridge	Guardrail
N. Perly Brook Road Bridge	Guardrail/drainage
N. Perly Brook Road Bridge #2	Guardrail
Blaine School Road	Street light
Hall Street	Traffic flow
Armory Road	Site distance
Station Hill	Signal change warning
Market Street	Signage (Rte 1 S)
Pleasant Street	“School Zone End” signage
E. Michigan Settlement Road	Plow turn around
Bradbury Road	Reconstruction

Note: multiple fish passage; drainage & surface improvements

Quality and Investment

Fort Kent’s transportation system including highways, local roads, the Aroostook Lines railway, the Northern Aroostook Regional Airport (NARA) and the recreational trail system have all received substantial investment within the past 3-5 years. These systems require ongoing investment to maintain quality, safety and efficiency. The types of investments for each major component of the system are described below.

Most notable in 2012 will be the replacement of the International Bridge connecting Fort Kent to Clair, New Brunswick and the completion of the drainage and resurfacing of US Rt. 1 through the central business district. Within the last 5 years at NARA, the Federal Aviation Administration (FAA) has invested millions of dollars with the most recent investment related to surface water mitigation. The FAA funds 95% of the investments with the balance shared between the State and the five Owner Towns. The 2012-2016 NARA Capital Improvement Plan includes an estimated $975,000 projects involving hangars, taxiway construction and update of the Airport Master Plan. Fort Kent’s share of these projects is a nominal $10,260. The 2012 operations and capital account obligation for the town is estimated at $25,826. Fort Kent’s ownership share of the asset has a conservative estimated value of $2.4 million.

With Maine’s 2011 acquisition of 233 miles of the former Maine, Maritime, Atlantic Railway in Aroostook County significant investment is anticipated during the next 10 years. The MDOT was notified by the US Department of Transportation that is has been awarded $10,546,436 in TIGER II grant fund for upgrades to the rail system during the next few years. Information on specific projects in Fort Kent is not presently available.

Issues related to quality and investments were identified for many existing roads and primarily include surface and drainage maintenance, fish passage and some reconstruction. Fort Kent presently has debt service related to two road improvement bonds totaling $2 million through the Maine Municipal Bond Bank. These debts will retire in 2012 and 2016 respectively. The town should continue to seek bonds for road improvement projects identified in Table 1. The Maine Department of Transportation (MDOT) provides annual funding under the URIP program for local road investments. These funds are disbursed through the public works department on road maintenance projects and totaled over $84,000 in 2010. There has been a declining trend in URIP funding; a reflection of recent economic conditions. These funds, however, are vital to the town’s road investment program and the URIP program should receive continued support. Fort Kent regularly provides input to the MDOT in support of the Biennial Transportation Investment Program and projects vital to the region’s economic sustainability continue to be funded. Under the present 2013-2014 request, highway projects include a remaining segment of US Rt. 1 North from the town line 7 miles to the project completed in 2009; Maine Rt. 161 North from the town office to Dempsey Curve and South from the railroad crossing approximately 1 mile to reconstruct the road and straighten curves. These project requests should continue to be made until funded.

The local Road Design, Construction and Acceptance Ordinance establish standards of quality for new roads in subdivisions and/or those that will be proposed for public ownership. Visual or aesthetic quality of roadways was discussed during the planning process and concluded that some residents value this more than others. Scenic vistas are identified and addressed in the Natural Resources section. The local subdivision ordinance may include standards for buffers that enhance the scenic value of roadways.

Alternatives and Amenities

Transportation alternatives and amenities include everything from alternative fuels to bike paths and parking. Fort Kent residents have diverse interests when it comes to transportation and the town provides many options. Pedestrian, bicycle, ATV and snowmobile and bus service access are available. The central business district is well served by these alternatives. The multi-use Heritage Trail starts at Market Street and links many residential and commercial areas to services, schools and recreation as it extends to the town line with St. John and beyond. The town receives $12,000, on average, annually from the Maine Department of Conservation for maintenance of the 16.2 miles of trail from Fort Kent to St. Francis. In 2010, the town received a $37,771 grant for trail restoration and stabilization for a segment in St. John plantation. The trail is discussed under the Hazard Mitigation section as an alternative access route for emergency vehicles. Trail issues are also identified in the Recreation section.

Pedestrians are served by a 5.8 mile network of sidewalks located in the more densely developed parts of town and 7.6 miles of trails. Recent sidewalk maintenance costs were approximately $15,000. Continued maintenance is necessary and reconstruction should occur on up to 25% of the network. To encourage bicycle use the town and schools provide bike racks at several locations. The trail network available for bike use includes the 7.6 miles available for pedestrian use. In addition, suggested bike routes over local roads are mapped and information is available from the Greater Fort Kent Area Chamber of Commerce. The town should continue encouraging more bike use.

One taxi service and the Aroostook Regional Transportation Service (ARTS) bus serve community residents. One bus is based in the Town and annual funding is requested through the MDOT-URIP process. The town typically receives 20-30% of its $10,000 request to support ARTS and should continue to request these funds. Local service and transportation to other communities should continue as long as these funds are available. Regional bus service from the St. John Valley to Presque Isle and points south has not been proven sustainable despite significant effort. This service was discontinued as of April 2011. The Maine Department of Transportation will again attempt to establish service when it goes out to bid for intercity routes including Bangor to Fort Kent, in September 2012. The high price of gasoline for personal transportation may make the regional bus more attractive to local travelers. The town should continue, as in the past, to support and participate in the regional bus service initiative.

Parking is regulated by the zoning ordinance which specifies off-street parking standards for private buildings. Every permitted use in every zoning district requires a minimum number of parking spaces as described in the Ordinance. Additional requirements related to safety, design and construction standards exist for parking that serves commercial and industrial uses. Standards are included for space dimension and number, parking access, paving, visibility and setbacks. As a result, practically every business has some off-street parking. In the downtown area, off-street parking is further augmented by on-street parking.

No inventory of parking spaces was completed for the community. Parking availability is a transient issue during certain hours and days of the week and during festivals and events that are focused in the downtown. Generally, spectators find parking within a reasonable distance. The use of private, off-street parking is acceptable to 80% of the owners. The prevailing issue with parking downtown is a matter of equity or fairness and to some extent cost. Historically, the Town provided a tax deferment type of lease for 4-5 parking lots located behind or adjacent to W. Main St. businesses. Snow removal was also provided. In 2011 the Town Council refused to renew parking lot leases as a cost saving method. Many other downtown businesses with off-street parking were never granted similar arrangements and it would be a financial burden to the town to do so. Hence, all businesses now take care of their own parking lots.

There is potential for growth in the area available for parking and other techniques can be used to alleviate parking concerns. This would require a concerted effort between businesses and town government. There are three municipally owned parking lots. The Municipal Center, Riverside Park and Jalbert Park provide parking. Land areas in the downtown off of W. Main, Hall and Pearl Streets could be developed for public parking. Employees of businesses could carpool, park and ride or bike to work and parking is available in several areas to accommodate such an approach. Solutions do exist.

The Town would like to see alternative fuels available in the area, but acknowledges that this is largely a function of market demand. Fuel alternatives include E-85, bio-diesel and hydrogen. Fuel is presently very expensive in Northern Maine and everyone would welcome alternatives that may improve the cost of transportation. The town would favor the facilities, distribution and private investment needed to make alternative fuels and vehicles available.

Regional Issues

The coordination of regional transportation issues is directed by the Northern Maine Development Commission (NMDC). NMDC staff includes a transportation planner. The NMDC sponsors informational meetings, outreach and other valuable support that brings communities together to discuss regional transportation issues and to build understanding. Fort Kent participates in this process and should continue to do so.

The Aroostook Lines: Purchased in 2011 by the State of Maine, the Aroostook Lines is a 233 mile, North-South railway linking Madawaska to Millinocket with freight rail service. The railway serves the region’s lumber and paper making industry and enables the shipment of forest raw materials and products. The potential for other heavy industry in the region is tied to a viable railway. The logging industry based in Fort Kent and the surrounding towns, including in New Brunswick, benefits from the railway. Fort Kent has 12.75 miles of active railway and two active sidings; one at the industrial park and one at a private brokerage on Market Street. U.S. and Canadian timber harvesting and trucking companies load raw material at the Market St. railway siding. The siding presently has capacity for 16 railcars per day and is underserved. The siding could be expanded to 22 cars per day. The economic value of forest raw materials leaving this siding exceeds $2.4 million annually. Siding improvements are needed and would benefit the industries it serves. A major fuel company has also operated a bulk propane storage facility at this siding for decades. The hazard mitigation section makes reference to this storage location. There is an also 5.75 miles of abandoned line that is now the Heritage Trail.

The Aroostook Lines is operated by Maine Northern Railway (MNR) a subsidiary of J.D. Irving, Limited. MNR is responsible for the operation and maintenance costs of Aroostook Lines. Over $10 million in Federal and State funds will be invested in railway improvements over the next several years. Fort Kent should support continued public and private investment in the railway and the expansion of railway use as part of its economic development strategy. Future industrial growth should be directed to areas with railway access.

The Interstate-95 Extension: The I-95 extension project has made considerable progress over the past ten years in the areas of planning and environmental review. Up to date information is available on the MDOT website under the Aroostook County Transportation Study prepared by Vanasse Hangen Brustlin, Inc., (VHB) the project consultants. Details of the projects economic and transportation objectives are available on-line and are integral to many of Fort Kent’s local transportation and other Comprehensive Plan strategies. These include objectives related to population and jobs expansion, improved traffic flow and access management along arterial routes. The extension project will certainly benefit Fort Kent’s long-term potential to create jobs and rebuild population.

The construction phase of the project will be progressing over the next ten years and perhaps, beyond as funding becomes available. As is indicated in recent information available from MDOT, the study identified four refined north-south corridors but did not identify an overall preferred corridor. The corridors are divided into 11 segments that meet the Federal Highway Administrations (FHWA’s) segmentation criteria. The segments can be developed independently over time because each segment has a terminus, independent usefulness and does not restrict consideration of alternatives for other segments. Information on segment location is available in map form in the Final Environmental Impact Statement Corridor Segment. Construction of Segment 4 (Caribou Bypass) began in 2011 and will be completed in 2012 and construction of Segment 7 (Presque Isle Bypass) will begin in 2012.

The segment that is closest to Fort Kent is Segment 3. This segment approximately follows Maine Rt. 161 to a location just south of Daigle (New Canada) before it heads northeastward between Frenchville and St. Agatha and then to U.S. Rt. 1 south of Madawaska. This segment would bring the project within 5-6 miles of Fort Kent and would provide the closest access to the Trans-Canada Highway 20. The extension project will provide broad regional service and benefit. Fort Kent will benefit from the project and will benefit from continued upgrades to existing highways well into the future.

Northern Aroostook Regional Airport (NARA): The NARA is located on 533 acres in Frenchville, Maine owned by the Northern Aroostook Regional Airport Authority. The airport is approximately 15 miles from the center of Fort Kent. Airport elevation above mean sea level is 988 feet. Runway length totals 4,601 feet with asphalt surface and direction is designated at 14/32. The airport does not presently offer commercial or charter service. Scenic flights are available from the facility. The facility is used primarily for medical, private business and government service and these operations are significant. The facility also provides fueling for Medivac service to Northern Maine Medical Center. In 2011, total flight operations totaled 1765. Flight operations have been stable over the past five years.

The NARA, like small regional airports all over the country, struggles to maintain their viability. The availability of an airport service is fundamental to economic development, business activity and investment, medical support and government services. While the loss of airport service would create isolation detrimental to the region’s social and economic fabric, the fundamental issue is one of benefit and cost. The airport ownership by five communities helps make the facility as affordable as possible and allows it to benefit the greatest number of persons. If the airport asset is to continue to be maintained then the population served must understand the benefit and continue to be willing to pay. Approaches to this are identified under transportation policies/strategies.

The Northern Aroostook Regional Airport is important to Fort Kent by supporting its medical services and efforts to establish the region as a travel destination. The airport serves the needs and interest of residents in these and other areas and the facility should continue to receive local tax revenue funding.

Draft LAND USE INVENTORY AND ANALYSIS 3/07/12

Introduction: The Land Use section includes an evaluation of where and what type of development has been occurring in the community during the recent past. An analysis of building permit data suggests that most new residential development in the last 6 years has occurred in the Rural Farm Zone. Some of this was associated with an owner providing land to a family member for a home site; a traditional practice in the rural areas. The detail of the growth data is limited because building permits are not filed by year but rather by map/lot number. As a result, it was not possible to look at all forms of development like storage buildings, residential garages and some commercial structures. Trends were established with the help of plumbing permit data. If no plumbing was involved then it was not possible to track other development, but fortunately, any significant project included some plumbing. The data also includes development in new residential subdivisions and on existing and newly created parcels.

This section also evaluates how existing land use regulations help promote or inhibit development in appropriate areas. Residential growth should occur in a manner that maintains the Town’s village-like and neighborhood character. From a safety and efficiency standpoint, it is important that traditional neighborhoods and new residential growth allows kids safe and convenient access to schools and recreation facilities. As energy costs rise it will become increasingly important for regulations to allow options for households to locate closer to employment and services. Residents should have convenient access to employment. Opportunity for residential growth near work places should be created. Regulations that encourage development of mobile home parks in suitable areas can help the Town achieve planned growth. Fort Kent’s well defined and established central business district also has potential to grow. Commercial growth potential is also supported by a recently approved, fully serviced, subdivision near the existing industrial park and established neighborhoods. While existing regulations may support commercial growth, non-regulatory measures may also be needed encourage investment in specific parts of town. The Fort Kent Industrial Park is full and a new site or site(s) will support employment and economic growth. The land use section evaluates how much and what type of growth will occur over the next 10 years. The future land use section will address “where” this growth should occur.

Fort Kent has had shoreland and town-wide zoning for nearly 40 years and over time has built and maintained administrative capacity to manage its land use program. The town has an all-volunteer Planning Board and Zoning Board of Appeals and a part-time Code Enforcement Officer. There is substantial demand on local boards to administer provisions of several ordinances totaling 320 pages. The new Maine Uniform Building and Energy Code will add demand for code enforcement. How this capacity may be maintained and improved is discussed below.

Analysis/Key Issues: Diagram 1 illustrates how new residential development has occurred from 2006-2011. Residential development is occurring on lots in approved subdivisions about as often as on existing lots. New single lots created from existing lots are created at about half the rate. This often happens when an owner deeds a lot to a family member. This is a traditional practice in Fort Kent and in many rural communities where family members like to locate near one another. Most residential development is occurring in the Rural Farm Zone. This is discussed in more detail below.

Fort Kent’s downtown is protected by a flood control levee. Long term planning will address this vulnerability and issues related to this are discussed in the Hazard Mitigation section. The data suggest that most new commercial investment is occurring on existing lots in commercial zones and some in the rural farm zone. Substantial commercial investment has occurred in the central business district of West and East Main Street and much of it recently in the Market Street commercial zone. Continued development of Market Street is addressed further in the Future Land Use section.

The present 12.6 acre industrial park is full to capacity and is located within the well-head protection zone of the municipal water supply. Under current zoning, the only opportunity for new industrial growth would be in the rural farm zone. The Planning Board evaluated 12 potential sites for future industrial growth and ultimately selected two sites to designate as potential future industrial sites. Access to active railway, 3-phase power and highways were key criteria considered by the Board. Proposed sites are discussed under future land use.

Recent development in Fort Kent is consistent with what has occurred in the past and is generally acceptable as the community’s vision of continued growth.

Diagram 1. Residential Growth

Source: Fort Kent Planning and Development Office

Fort Kent is a rural town with a very well defined urban area comprised of traditional neighborhoods located near the schools, health care, retail businesses and places of worship. The University of Maine at Fort Kent contributes to a special sense of place as a “college” town and cultural center. The urban area is a service center for 8 surrounding communities including 2 in New Brunswick. The rural character of Fort Kent is defined by its rolling countryside with active farmland and forested hillsides dotted with homes. There are approximately 15 active farms and a dozen or more logging companies established in Fort Kent. The back settlements or “concessions”, in French, once thrived with small subsistence farms and small school houses. After 3 decades of abandonment ending in the mid-1970’s many of these areas of town have been resettled and contribute to its rural character. Other back settlements and rural collector roads have been more densely developed for residential use. Abundant open space, scenic vistas and exceptional recreational opportunities further define Fort Kent’s special rural character. Recreational opportunities are fully integrated into the community setting and local lifestyles. Recreational access is everywhere and opportunities are diverse.

Development during the period 2006-2011 has occurred within and adjacent to the more densely developed urban area and has expanded into the rural areas. Some of the rural expansion has been in a build out progression within a mile and a half of the downtown along arterial routes. Most has occurred on former agricultural land as this tends to be the least expensive to develop. There has been only one residential subdivision located in a more distant rural farm area located 3.2 miles from the village center. Demand for the minimum 1 acre lots was substantial and many were sold and developed within a 2-3 year period. This may have been because of the lack of options in the community. This “concession” has also been the focus of much resettlement that has occurred on existing and newly created lots over the past two decades. The town is fully obligated to provide basic services to this area. However, it may be challenged to afford the cost of public water and sewer at any time in the future should it become necessary.

The development of mobile home parks in environmentally suitable areas is encouraged under the existing regulations. Mobile Home Parks are permitted in all residential and rural farm zones within 1,500 feet of the public sewer system. These areas are part of the present and future designated growth areas. Hook-up to the municipal sewer system is required. If hook-up to the public sewer system is not feasible, the Planning Board may allow individual or centralized subsurface wastewater disposal systems to be used. Minimum lot area, frontage, building setback, road design and administrative requirements are in place for mobile home parks.

As the graph below indicates, single-family residential growth in rural farm zones is out pacing residential zones by five to one. The graph does not include data on multi-family homes. Since 2002 there have been 84 multi-family units built including assisted living, senior and family apartments and condominiums. All of this development has occurred in residential zones near the town center. New commercial growth in the rural farm zone has been less than three to one compared to the commercial zone. Commercial growth in rural areas has been related to natural resource uses like logging and recreation. Development in the commercial zones has been service-related businesses. This trend should continue.

Graph 1. Residential/Commercial Development Trends by Permits and Zone

Source: Fort Kent Planning and Development Office

Existing Land Use Regulations both support and inhibit development in appropriate areas. Fort Kent presently has 320 pages of land use regulations encompassed in seven ordinances. Presently, there are no non-regulatory measures in place to direct growth to specific areas of the community. Shoreland, floodplain management and subdivision ordinances are all based on minimum standards established in State law. The Subdivision Ordinance also includes non-compulsory design standards. Given the relatively slow pace of development, these ordinances contain all of the provisions necessary to protect natural resources and property uses. The local sentiment is that the ordinances have worked sufficiently.

The Town Zoning Ordinance identifies four basic zoning districts with a stated purpose. These include Residential, Commercial, Industrial and Rural Farm. In a minimal way these zoning districts help to direct certain types of growth to specific areas of the community. Each district has a stated purpose that helps clarify the types of activities that should be occurring. Zoning standards related to lot sizes, building setbacks, parking and mobile home parks certainly support residential growth in residential districts. In the Rural Farm District the minimum lot size and frontage requirements allow for relatively high density development to occur along rural roads. This is potentially a problem especially along arterial routes. The lot size, setback and frontage standards for Commercial and Industrial Districts appropriately direct this type of development to these zones.

The Zoning and other ordinances are based on models that are widely used in Maine and that have been modified for community size, local attitudes and administrative capacity. The Zoning Ordinance includes a Site Design Review process and review criteria. The ordinance allows the Planning Board to waive the required review criteria that it believes is not applicable to the proposal or that is unnecessary to carry out the intent of the ordinance. It would be helpful and appropriate for all of Fort Kent’s land use ordinances to be reviewed by the Maine Municipal Association-Legal Services to ensure the language is legally sound. Annually, the Planning Board and Code Enforcement Officer should review how the ordinances have worked and determine if any amendments would improve clarity and administrative function. The Planning Board has been working on improving the definitions used in the ordinances.

Under current zoning the Rural Farm District is the most permissive zone, i.e. all potential uses are allowed in this district. However, directing development to the Rural Farm District or rezoning land to Rural Farm based solely on zoning permissiveness is inappropriate and should be avoided. The intended use of the land must be consistent with the purpose of the district as stated in the Zoning Ordinance. Both the Zoning and Subdivision Ordinances include design standards that are presently optional or routinely waived. These include standards for cluster development and site design review. The Town should review these standards and consider making some of them compulsory in the interest of maintaining rural character and natural resources.

Fort Kent’s Road Construction and Design Ordinance include uniform standards for all uses, traffic levels and road lengths. These standards tend to inhibit development that is in keeping with the Town’s village and close neighborhood character. The quality of construction should not be compromised however, dimensional standards like paved surface width, shoulder width and maximum grade may not be necessary or appropriate for all residential neighborhoods. Because much of the vacant land area near the village center is on hillsides, these standards direct development to flatter areas along arterial routes, rural areas and farmland. The Planning Board should consider reviewing information sources on residential street designs and determine if flexibility with some requirements might help direct more growth closer to the village center.

During the 10 year planning period through year 2021, using existing trends and under the present regulatory framework, most growth in Fort Kent will occur in the Rural Farm areas within 3-4 miles of the center of town. Of the estimated 140 single family residences that will be built, only 28 will be built within existing residential zones. Commercial growth, from 100 buildings/permits, will continue to occur in both the existing Commercial Zone and in Rural Farm Zones. Continued investment in the Market Street district is expected and should be encouraged. Industrial development may occur in the Rural Farm Zone and in one of the new potential future industrial sites identified in the future land use plan. Institutional development will most likely occur within existing residential zones near the schools, the university, hospital and existing State facilities and may include up to 30 new buildings.

Fort Kent has some capacity to administer its land use regulation program. On average, the Town reviews and issues 138 permits per year in all categories. The Code Enforcement Officer (CEO) is available 8 hours per week. The CEO has extensive expertise in the construction trades and multiple certifications related to code enforcement. The new Maine Uniform Building and Energy Code will increase the demand on local code enforcement. Additional hours and funding should be made available to meet this increased demand. The Planning Board and Zoning Board of Appeals are unpaid, appointed members. Each Board has specific authority to review certain land uses. All parties, including code enforcement, typically take a very liberal and permissive approach to permit reviews. The purpose and intent of the land use ordinances should be understood and always upheld. Land use permit decisions tend to be made in favor of the applicant. The permitting authority should give greater weight to the broader public interest and potential impacts on abutting property owners and public facilities and services. The Board of Appeals is called upon several times a year to issue permits or review decisions. The Board has rarely denied an appeal or variance request. Administrative capacity could be enhanced by more training. The Code Enforcement Officer and Boards would benefit from training in proper legal administrative procedures for land use ordinances and the limits to their interpretive and other authority. Training is available through the Maine Municipal Association and the Northern Maine Development Commission.

Conditions and Trends

Most conditions and trends were identified above in the land use analysis and key issues narrative.

The existing land use map at the end of this section depicts key areas where specific types of land uses are in place. The map identifies residential, commercial, mixed-use, institutional and industrial uses. Areas of public land, municipal parks and recreation, active agriculture and forests are identified. The location of lots created within the past ten years is also identified.

Table 2 below summarizes the Town’s current lot dimensional standards which affect the amount of land needed to accommodate development through 2021.

Table 2. Lot Dimensional Standards

	Area (sq. ft.)	Width (ft.)
Rural Farm Lots	40,000	150
Residential with Public Sewer	10,000	100
Residential with Private Sewer	20,000	100
Mobile Home Park with Public Sewer	6,500	50
Mobile Home Park with Individual Private	20,000	100
Mobile Home Park with Centralized Sewer	12,000	75
Commercial	No Minimum	30
Industrial	No Minimum	50

Source: Fort Kent Zoning Ordinance

The estimated land area required to accommodate development for the next ten years is based on the current dimensional standards for lots and the trends in land use permit activity. The average annual permit activity by selected categories is described in Diagram 2 below. Residential growth will require 124–138 acres. New commercial development including the reuse of existing lots will require 46 acres. Institutional development will use approximately 14 acres. The potential future industrial site will encompass about 20 acres. In total, about 220 acres will be needed in Fort Kent to accommodate new development through year 2021.

Diagram 2. Average Annual Permits for Selected Activities

Source: Fort Kent Planning and Development Office