By Barbara Scott
Staff Writer
Caribou city councilors on Monday reviewed the pending establishment of an RC-2 Tax Increment Financing District subject to approval from the state of Maine Department of Economic and Community Development.
Michael Shrewsberry, director of the Caribou Planning Board fielded questions from the panel regarding concerns brought up during a public hearing by residents, on the proposed TIF location.
Mayor Kenneth Murchison inquired as to whether or not the noise level from the storage buildings (Ayer Farms) had been addressed and if residents in the area were still experiencing electrical irregularities. Shrewsberry stated that the noise problem wasn’t a problem at this time due to the fact that the circulation fans were not in operation but next fall during the harvest season if the problem continued then the equipment would be investigated as to what was causing the unacceptable variable noise level.
Councilwoman Mary Kate Barbosa questioned Shrewsberry regarding possible environmental impact to Spring Brook. Shrewsberry commented that the last thing that would be acceptable would be pollution in the Spring Brook, which would run into the Aroostook River, and precautions would be taken.
Following discussion the council voted to authorize the proposed RC-2 TIF application with adjustments allowing for shoreland zoning.
According to the history and background of the TIF application, the city proposed to create a separate TIF District encompassing its current rural commercial two (RC-2) zone along with a two-acre developed tract (Tax Map 5, Lot 4G) currently located in the R-3 zoning district, which parallels U.S. Route 1 from the vicinity of its intersection with state highway 164 and Dow Siding Road south to Doyle Road.
The zoning ordinance of the Caribou code defines the TIF district by stating, “The RC-2 district is intended for commercial uses to which the public requires free and easy access. The lot size requirements are larger than other commercial districts, since the area may not be serviced by public sewer and the setback requirements are greater, since most RC-2 districts are expected to be along major traveled roads.”
The RC-2 was established to concentrate commercial development requiring immediate access off of Route 1 and to prevent such development from spreading extensively along the entire corridor. The size of this zoning district is roughly 482 acres. The 2004 Caribou Comprehensive Plan identified the RC-2 District as a designated growth area and the expanded development of the RC-2 zone complies with the following objectives.
• To encourage orderly growth and development in appropriate areas of each community, while protecting the state’s rural character, making efficient use of public services and preventing developmental sprawl.
• To plan, finance and develop an efficient system of public facilities and services to accommodate anticipated growth and economic development.
• To promote an economic climate that increases job opportunities and overall economic well-being.
The RC-2 District lies along a portion of U.S. Route 1 Caribou to Presque Isle Corridor Management Plan. This CMP originated with the Aroostook County Transportation Study (ACTS) as part of its goal to construct a limited access highway along the entire north-south axis of Aroostook County as an incentive to improve the economic development potential within the region.
Further background material states “In 1982 the city of Caribou established a development fund to finance the construction of a forced sewer main connecting the north end of the RC-2 District to the Caribou Utilities District. This investment allowed for the development of the Caribou Inn and Convention Center as well as the County Quick Stop convenience store. The development fund and debt service was a 20-year investment completed in 2002. The city is now seeking to designate a TIF District to continue the extension of public utilities and infrastructure within the RC-2 Zoning District.”
Manager Buck pointed out that the “heart of the proposed TIF lies in the premise of the development plan which encourages growth. The five major goals stated include the following:
• The city will utilize the economic incentive of the TIF within the RC-2 to attract both residential and commercial development within this designated growth area concentrating such development to prevent sprawl outside of the served area.
• The city will utilize captured revenue to further development planning for the highest and best use of the RC-2 development area. Engineered costs and a build-out schedule will be documented.
• The city will use the captured revenue to continue the extension of public utilities to include three-phase electrical power and sanitary sewer.
• The city will use available funds toward transportation improvements and the creation of secondary access roads as provided under the Corridor Management Plan and supporting the goals and objectives of the Aroostook County Transportation Study.
• The city will use captured revenue to contract for an engineered study of the RC-2 landmass, its full development potential, resolving incompatibility issues between adjoining residential and commercial properties and to catalog the engineered cost of needed public infrastructure for full development.
The area of this proposed TIF District is approximately 482 acres with a combined original assessed value of $5,738,384.
There are 50,747 acres of land within Caribou and the city had been previously approved for 635 acres under its TIF District designation.
