2011-06-23 Planning Board Meeting Minutes

TOWN OF BOWDOINHAM

PLANNING BOARD MINUTES

June 23, 2011 at 5:30pm 

Item 1:              Site Inspection at 767 Carding Machine Road at 5:30pm

 

Site Plan Review Application –

Applicant: David Santillo, LLC

Property: Tax Map R05, Lot 037

Project Description: The application is for a change of use for the development of the Center for Ecological and Cultural Living Arts.

 

Present: Paul Beltramini, Brent Zachau and Daniel Stockford

 

David Santillo gave the Board a tour of the property. 

 

Item 2:              Call Regular Meeting to Order at 7:00pm

                        2nd Floor, John C. Coombs Municipal Building, 13 School St

 

                       

Members Present:  Paul Beltramini, Paul Baines, Brent Zachau, Nate Drummond, Daniel Stockford and Bill Shippen

 

Nate Drummond to be voting member for Center for Ecological and Cultural Living Arts   application and Daniel Stockford to be voting member for Central Maine Power Company application.

 

Item 3:              Consideration of April 28th and May 26th Meeting Minutes

 

Tabled

 

Item 4:              Old Business

 

Site Plan Review Application –

Applicant: David Santillo, LLC

Property: Tax Map R05, Lot 037

Project Description: The application is for a change of use for the development of the Center for Ecological and Cultural Living Arts.

 

David Santillo was present for the application.

 

The Board continued their reviewed of the application for completeness by reviewing the newly submitted materials.  Zachau made a motion to find the application complete.  Baines seconded the motion and all voted in favor.

 

Beltramini closed the Planning Board meeting and opened the public hearing.

 

A neighbor asked if this type of use is allowed in this district.  Beltramini stated yes, the Town does not have districting.

 

Neighbors expressed the following concerns regarding the proposed concerts:

  • the number of people,
  • traffic,
  • parking,
  • noise,
  • waste disposal and
  • camping

 

Concern was expressed regarding the proposed wind power:

  • noise
  • health affects
  • visual impact
  • size

 

Baines stated that a wind farm is not proposed, so a commercial wind turbine would not be used for this scale of use.

 

Concern was expressed regarding the smell portable toilets and/or composting.  Briand explained that any method of subsurface wastewater disposal would have to meet the state’s rules.

 

Beltramini closed the public hearing and opened the Planning Board meeting.

 

The Board reviewed the application for the performance standards.

 

 

  1. Vehicular Access

 

  1. Adequacy of Road System- Vehicular access to the site must be on roads which have adequate capacity to accommodate the additional traffic generated by the development. A Traffic Impact Study may be required by the Planning Board if deemed necessary by the Director of Public Works or the Road Commissioner.

The Board agreed this standard is met, because the Public Works Director has expressed no concern.

  1. Access into the Site- Vehicular access to and from the development must be safe and convenient.

 

  1. Any driveway or proposed street must be designed so as to provide the minimum sight distance according to the Maine Department of Transportation standards.

The Board agreed this standard is met.

  1. Points of access and egress must be located to avoid hazardous conflicts with existing turning movements and traffic flows.

The Board agreed this standard is met.

  1. The grade of any proposed drive or street must be not more than 3% for a minimum of forty (40) feet, from the intersection.  The Planning Board may require a greater distance if deemed necessary by the Public Works Director.

The Board agreed this standard is met.

  1. Where it is necessary to safeguard against hazards to traffic and pedestrians and/or to avoid traffic congestion, the applicant shall be responsible for providing turning lanes, traffic directional islands, and traffic controls within public streets.

Board agreed this standard is not necessary.

  1. Accessway Location and Spacing-

 

  1. Private entrances/exits must be located at least fifty (50) feet from the closest unsignalized intersection and one hundred fifty (150) feet from the closest signalized intersection, as measured from the point of tangency for the corner to the point of tangency for the accessway. This requirement may be reduced if the shape of the site does not allow conformance with this standard.

The Board agreed this standard is met.

  1. Private accessways in or out of a development must be separated by a minimum of seventy-five (75) feet where possible.

Only one accessway.

  1. Internal Vehicular Circulation

 

  1. All roadways must be designed to harmonize with the topographic and natural features of the site insofar as practical by minimizing filling, grading, excavation, or other similar activities which result in unstable soil conditions and soil erosion, by fitting the development to the natural contour of the land and avoiding substantial areas of excessive grading and tree removal, and by retaining existing vegetation during construction. The road network must provide for vehicular, pedestrian, and cyclist safety, all season emergency access, snow storage, and delivery and collection services.

The accessway is existing.

  1. Proposed developments that will be served by delivery vehicles must provide a clear route for such vehicles with appropriate geometric design to allow turning and backing for the largest expected vehicles.

The Board agreed this standard is met.

  1. Clear routes of access must be provided and maintained for emergency vehicles to and around buildings and must be posted with appropriate signage (fire lane - no parking).

The Board agreed to a condition of approval that 12-ft accessway must be provided for emergency vehicles.

  1. The layout and design of parking areas must provide for safe and convenient circulation of vehicles throughout the parking lot. 

The Board agreed this standard is met.

  1. Off-street parking must conform to the following standards:

 

  1. Parking areas with more than two (2) parking spaces must be arranged so that it is not necessary for vehicles to back into the street.

The Board agreed to a condition of approval that a turnaround be designated for events.

  1. All parking spaces, access drives, and impervious surfaces must be located at least ten (10) feet from any side or rear lot line, except where standards for buffers require a greater distance. This requirement may be reduced if the shape of the site does not allow conformance with this standard.

The Board agreed this standard is met.

  1. No parking spaces or asphalt type surface may be located within five (5) feet of the front property line; standards for buffers may require a greater distance.

The Board agreed this standard is met.

  1. Parking lots on adjoining lots may be connected by accessways not to exceed twenty-four (24) feet in width.

The Board agreed this is not applicable.

  1. Parking stalls must conform to the following standards:

 

Parking

Angle

Stall

Width

Skew

Width

Stall

Depth

Aisle

Width

90o

9’-0”

-

18’-0”

24’-0” – 2-way

60o

8’-6”

10’-6”

18’-0”

16’-0” – 1-way

45o

8’-6”

12’-9”

17’-6”

12’-0” – 1-way

30o

8’-6”

17’-0”

17’-0”

12’-0” – 1-way

 

 

  1. In lots utilizing diagonal parking, the direction of proper traffic flow must be indicated by signs, pavement markings or other permanent indications and maintained as necessary.

The Board agreed this is not applicable.

  1. Parking areas for nonresidential uses must be designed to permit each motor vehicle to proceed to and from the parking space provided for it without requiring the moving of any other motor vehicles. Double stack parking may be permitted for resident parking in conjunction with residential uses if both spaces in the stack are assigned to the occupants of the same dwelling unit.

The Board agreed there is adequate parking area on-site to allow for this.

  1. Provisions must be made to restrict the "overhang" of parked vehicles when it might restrict traffic flow on adjacent through roads, restrict pedestrian or bicycle movement on adjacent walkways, or damage landscape materials.

The Board agreed to a condition of approval that there shall be no parking on Carding Machine Road.

  1. Parking areas must be designed and landscaped to create a pedestrian-friendly environment. A landscaped border must be created around parking lots. There must be at least one (1) island for every twenty (20) spaces. Landscaping must screen the parking area from adjacent residential uses and from the street.

The Board agreed that given setting this isn’t necessary.

  1. Parking lots should be located to the side or rear of the building. Parking should not be located between the building and the street.

The Board agreed that given setting this isn’t necessary.

  1. Whenever the area between the street and the front of the building is used for parking or vehicle movement, a vegetated buffer strip must be established along the edge of the road right-of-way. This buffer strip must soften the appearance of the site from the road and must create defined points of access to and egress from the site.

The Board agreed this standard is met.

  1. Any establishment which caters to and/or offers its goods, facilities or services to the general public shall maintain at least one of its required parking spaces as an accessible space for handicapped persons.   

The Board agree to a condition of approval that one space that meets ADA requirements must be marked.

  1. At least one parking space shall be provided for each employee per shift.    

The Board agreed this standard is met.

  1. Pedestrian Circulation

 

  1. The site plan must provide for a system of pedestrian ways within the development appropriate to the type and scale of development.

The Board agreed this standard is met.

  1. This system must connect the major building entrances/exits with parking areas and with existing sidewalks, if they exist or are planned in the vicinity of the project.

The Board agreed that a system is not necessary due to scale of development.

  1. Where an existing or planned public sidewalk is interrupted by a proposed project driveway, the sidewalk material must continue to be maintained across the driveway, or the driveway must be painted to distinguish it as a sidewalk.

The Board agreed this is not applicable.

  1. The pedestrian network may be located either in the street right-of-way or outside of the right-of-way in open space or recreation areas.

The Board agreed that a system is not necessary due to scale of development.

  1. The system must be designed to link the project with residential, recreational, and commercial facilities, schools, bus stops, and existing sidewalks in the neighborhood or, when appropriate, to connect with amenities such as parks or open space on or adjacent to the site.

The Board agreed this is not applicable.

  1. The system shall be safely separated from vehicular traffic through landscape buffers and curbing.

The Board agreed that a system is not necessary due to scale of development.

  1. Municipal Services

 

A letter shall be requested from the appropriate Town Officials to address that the development will not have an unreasonable adverse impact on municipal services, including municipal road systems, fire department, solid waste program, schools, open spaces, recreational programs and facilities, and other municipal services and facilities.

No municipal concern has been expressed.

  1. Visual Impact

 

  1. When a proposed development is located on a hillside that is visible from a public street, road, water body, or facility, the development must be designed so that it fits harmoniously into the visual environment when viewed by the public from public areas. In predominantly natural environments, site clearing must be minimized and vegetation must be retained or provided to minimize the visual intrusion of the development. In developed environments, the appearance of the new development, when viewed by the public from public areas, must be compatible with the existing visual character in terms of scale, massing, and height to the maximum extent reasonable.

The Board agreed this standard is met.

  1. When a proposed development is located within the viewshed of an identified view from a public street or facility, the development must be designed to minimize the encroachment of all buildings, structures, landscaping, and other site features on the identified view.

The Board agreed this standard is met.

  1. Lighting– All exterior lighting will be designed to avoid undue glare, adverse impact on neighboring properties and rights-of-ways, and the unnecessary lighting of the night sky.

The Board agreed this standard is met.

  1. Building facades may be illuminated with soft lighting of low intensity that does not draw inordinate attention to the building. The light source for the building facade illumination must be concealed.

The Board agreed this is not applicable.

  1. Building entrances may be illuminated using recessed lighting in overhangs and soffits, or by use of spotlighting focused on the building entrances with the light source concealed (e.g., in landscaped areas). Direct lighting of limited exterior building areas is permitted when necessary for security purposes.

The Board agreed this standard is met.

  1. The proposed development must have adequate exterior lighting to provide for its safe use during nighttime hours, if such use is contemplated.

The Board agreed this standard is met.

  1. Lighting may be used which serves security, safety and operational needs but which does not directly or indirectly produce deleterious effects on abutting properties or which would impair the vision of a vehicle operator on adjacent roadways. Lighting fixtures must be shielded or hooded so that the lighting elements are not exposed to normal view by motorists, pedestrians, or from adjacent dwellings and so that they do not unnecessarily light the night sky. Direct or indirect illumination must not exceed 0.5 footcandles at the lot line or upon abutting residential properties.

The Board agreed this standard is met.

  1. All exterior lighting, except security lighting, must be turned off between 11 P.M. and 6 A.M. unless located on the site of a commercial or industrial use which is open for business during that period.

The Board agreed this shall be a condition of approval.

  1. Wiring to light poles must be underground.

 

  1. Signage– The proposed signage will not detract from the design of the proposed development and the surrounding properties and will not constitute hazards to vehicles and pedestrians.

The Board agreed this shall be a condition of approval.

  1. Buildings– The proposed structures will relate harmoniously to the terrain and to existing buildings in the vicinity, so as to have a minimally adverse effect on the environmental and aesthetic qualities of the neighboring areas.

The Board agreed this standard is met.

  1. New buildings should be compatible with the neighborhood such that they reflect the overall building bulk, square footage, dimensions, placement of the building on the lot, and rhythm of buildings and spaces along the street edge and minimize the visual impact on the neighborhood. The visual impact of a building shall be measured by its relationship to other buildings on the lot, design of the front of the building, and the rhythm of buildings and open spaces along the street.  The Planning Board may require additional buffering to the road or abutting properties if the proposed building is not compatible with the neighborhood.

The Board agreed this standard is met.

  1. The architectural design of the building shall be consistent with the New England vernacular and shall include such features as pitched roofs, vertical rectangle windows, and the appearance of brick, stone, log, clapboard or shingle .

The Board agreed this standard is met.

  1. The proposed development could be exempt from this standard if the development will be screened so that it is not visible from the road and abutting properties; or

The Board agreed this standard is met.

  1. Depending on the tier of the application, either the Planning Board or the Code Enforcement Officer may require additional landscaping and/or screening to the road and abutting properties.

The Board agreed this is not necessary.

  1. Where there is a reasonably uniform relationship between the front walls of buildings and the street, new buildings must be placed on a lot in conformance with the established relationship. For buildings on corner lots, the setback relationship of both streets should be maintained.

The Board agreed this is not applicable.

  1. The main entrance to the building should be oriented to the street unless the parking layout or the grouping of the buildings justifies another approach, and should be clearly identified as such through building and site design, landscaping, and/or signage.

The Board agreed this is not applicable.

  1. In rural, uncongested areas buildings should be set back from the road so as to conform with the rural character of the area. If the parking is in front, a generous, landscaped buffer between road and parking lot is to be provided. Unused areas should be kept natural, as field, forest, wetland, etc.

The Board agreed this standard is met.

  1. The site design should avoid creating a building surrounded by a parking lot.

The Board agreed this standard is met.

  1. The building height shall not exceed 40 feet.

?

  1. Landscaping– The proposed development will provide adequate landscaping in order to define, soften, and/or screen the appearance of parking and developed areas as well as to enhance the physical design of the buildings and the overall development.

The Board agreed this is not necessary.

  1. Landscaping must be provided as part of site design. The landscape plan for the entire site must use landscape materials to integrate the various elements on site, preserve and enhance the particular identity of the site, and create a pleasing site character.

 

  1. The landscaping should define street edges, break up parking areas, soften the appearance of the development, and protect abutting properties.

 

  1. Buffering– The proposed development will provide for the buffering of adjacent uses where there is a transition from one type of use to another use and for the screening of mechanical equipment and service and storage areas.

Board agreed that adequate buffering existing and to place a condition of approval on the project stating that 100 feet of the existing buffer along Carding Machine Road shall be maintained.

  1. Buffering must be designed to provide a year-round visual screen in order to minimize adverse impacts. It may consist of fencing, evergreens, berms, rocks, boulders, mounds, or a combination thereof.

The Board agreed this standard is met.

  1. Exposed nonresidential storage areas, exposed machinery, and areas used for the storage or collection of discarded automobiles, auto parts, metals or other articles of salvage or refuse must have sufficient setbacks and screening to provide a visual buffer sufficient to minimize their impact on abutting residential uses and users of public streets.

The Board agreed this standard is met.

  1. All dumpsters or similar large collection receptacles for trash or other wastes must be screened by fencing or landscaping.

The Board agreed this is not applicable.

  1. The Planning Board may require buffering from impervious areas located adjacent to residential uses.

The Board agreed this is not necessary.

  1. Utilities–The development must be provided with electrical, telephone, and telecommunication service adequate to meet the anticipated use of the project. New utility lines and facilities must be screened from view to the extent feasible. If the service in the street or on adjoining lots is underground, the new service must be placed underground.

No utilities proposed.

  1. Water Supply

 

  1. If the project is to be served by a public water supply, the applicant must secure and submit a written statement from the supplier that the proposed water supply system conforms with its design and construction standards, will not result in an undue burden on the source or distribution system, and will be installed in a manner adequate to provide needed domestic and fire protection flows.

Existing well provided water at 8 gal/min

  1. The proposed development shall connect to public water, unless the applicant can show that it is economically unfeasible.

The Board agreed this is not applicable.

  1. Sewage Disposal

 

  1. The development must be provided with a method of disposing of sewage which is in compliance with the State Plumbing Code and the Subsurface Wastewater Disposal Rules.

The Board agreed that this shall be a condition of approval.

  1. Fire Protection– The proposed development will have adequate fire protection as determined by the Fire Chief and State Fire Marshal’s Office.

The Board agreed that this shall be a condition of approval.

  1. Capacity of Applicant– The applicant meets the following criteria:

 

  1. Right, Title and Interest in Property– The applicant must demonstrate that they have the right, title and interest in the property.

Deed provided.

  1. Financial Capacity– The applicant must demonstrate that they have the capacity to carry out the project in accordance with this ordinance and the approved plan.

 

  1. Technical Ability– The applicant must demonstrate that they have the technical capacity to carry out the project in accordance with this ordinance and the approved plan.

The Board agreed this standard is met.

  1. Special Resources

 

  1. Shoreland– The proposed development will be in compliance with the Shoreland Zoning provisions of Article 5 and 7 of this ordinance if located within the Shoreland Zone.

No development proposed within Shoreland Zone.

  1. Floodplain– If any portion of the site is located within a special flood hazard area as identified by the Federal Emergency Management Agency, all use and development of that portion of the site must be consistent with the Floodplain Management provisions of Article 8 of this ordinance.

No development proposed within Floodplain.

  1. Wetlands & Waterbodies– The proposed development will not have an adverse impact on wetlands and/or waterbodies, to the extent that is practicable.

No wetland/waterbody impacts are proposed

  1. Historic & Archaeological

 

  1. If any portion of the site has been identified as containing historic or archaeological resources, the development must include appropriate measures for protecting these resources, including but not limited to, modification of the proposed design of the site, timing of construction, and limiting the extent of excavation.

No impacts are proposed.

  1. Proposed developments which include or are adjacent to buildings or sites on the National Register of Historic Places, Maine Historic Preservation Commission or when the Comprehensive Plan has identified as being of historical significance, shall be designed in such a manner as to minimize the impacts on the historic features. When the historic features to be protected include buildings, the placement and the architectural design of new structures shall be similar to the historic structures. The Board may require the applicant to seek the advice of the Maine Historic Preservation Commission.

 

  1. Groundwater

 

Projects that involve on-site water supply or sewage disposal systems with a capacity of two thousand (2,000) gallons per day or greater must demonstrate that the groundwater at the property line will comply, following development, with the standards for safe drinking water as established by the State of Maine.

The Board agreed this is not applicable.

  1. Wildlife Habitat

 

  1. If any portion of a property lies within areas identified and mapped by the Department of Inland Fisheries and Wildlife, the applicant shall demonstrate that there shall be minimal impacts on the habitat and species it supports.  The plan shall provide for protection of the identified resource in a manner acceptable to the Maine Department of Inland Fisheries and Wildlife or in accordance with the recommendations of a wildlife biologist with demonstrated experience with the wildlife resource being impacted and approved by the Board.  In the latter situation, the report prepared by the wildlife biologist shall assess the potential impact of the development on the significant habitat and adjacent areas that are important to the maintenance of the affected species and shall describe appropriate mitigation measures to ensure that the development will have minimal impacts on the habitat and the species it supports. These areas include:

No impacts are proposed.

  1. Habitat for species appearing on the official state or federal lists of endangered or threatened species;

 

  1. High and moderate value waterfowl habitats, including nesting and feeding areas; or

 

  1. A high or moderate value deer wintering area.

 

  1. Natural Areas

 

  1. If any portion of the property is located within an area designated as a unique natural area by the Comprehensive Plan or the Maine Natural Areas Program, the plan shall indicate appropriate measures for the preservation of the values which qualify the site for such designation, including but not limited to, modification of the proposed design of the site, timing of construction, and limiting the extent of excavation. The Board may require the applicant to seek the advice of the Maine Natural Areas Program.

No impacts are proposed.

  1. The Planning Board may require a survey from a qualified professional of the area in question if it has not been previously surveyed.

 

  1. Environmental Impact

 

  1. The landscape will be preserved in its natural state to the extent that is practical by minimizing tree removal, disturbance of soil and retaining existing vegetation. 

The Board agreed this standard is met.

  1. Extensive grading and filling must be avoided as far as possible.

The Board agreed this standard is met.

  1. The proposed development will not cause a reduction in the land’s capacity to hold water so that a dangerous or unhealthy condition results.

The Board agreed this standard is met.

  1. Solid Waste Management– The proposed development will provide for adequate disposal of solid wastes. All solid waste must be disposed of at a licensed disposal facility having adequate capacity to accept the project’s wastes.

Will use Town’s Solid Waste Program.

  1. Hazardous, Special & Radioactive Materials

 

  1. Hazardous, Special and Radioactive Materials - The handling, storage, and use of all materials identified by the standards of a federal or state agency as hazardous, special or radioactive must be done in accordance with the standards of these agencies.

None proposed.

  1. No flammable or explosive liquids, solids or gases shall be stored in bulk above ground unless they are located at least seventy-five (75) feet from any lot line, or forty (40) feet in the case of underground storage. For the purposes of this section, bulk storage shall be considered one thousand (1,000) gallons or greater.  All materials must be stored in a manner and location which is in compliance with appropriate rules and regulations of the Maine Department of Public Safety and other appropriate federal, state, and local regulations.

None proposed.

  1. Air Quality

 

The proposed development will met the Maine Department of Environmental Protection and U.S. Environmental Protection Agency standards.

The Board agreed this standard is met.

  1. Water Quality

 

  1. No proposed development shall locate, store, discharge, or permit the discharge of any treated, untreated, or inadequately treated liquid, gaseous, or solid materials of such nature, quantity, obnoxiousness, toxicity, or temperature that may run off, seep, percolate, or wash into surface or groundwater so as to contaminate, pollute, or harm such waters or cause nuisances, such as objectionable shore deposits, floating or submerged debris, oil or scum, color, odor, taste, or unsightliness or be harmful to human, animal, plant, or aquatic life.

The Board agreed this standard is met.

  1. All storage facilities for fuel, chemicals, chemical or industrial wastes, and biodegradable raw materials, must meet the standards of the Maine Department of Environmental Protection and the State Fire Marshall's Office.

None proposed.

  1. If the project is located within the direct watershed of a ‘body of water most at risk from development’ or ‘a sensitive or threatened region or watershed’ as identified by the Maine Department of Environmental Protection (DEP), and is of such magnitude as to require a stormwater permit from the DEP, the project must comply with the standards of the DEP with respect to the export of total suspended solids and/or phosphorous. If the project does not require a stormwater permit from the DEP, it must be designed to minimize the export of phosphorous from the site to the extent reasonable with the proposed use and the characteristics of the site.

The Board agreed this is not applicable.

  1. Stormwater– Adequate provisions must be made for the collection and disposal of all stormwater that runs off proposed streets, parking areas, roofs, and other surfaces, through a stormwater drainage system and maintenance plan, which must not have adverse impacts on abutting or downstream properties.

Not applicable due to size of development.

  1. To the extent possible, the plan must retain stormwater on the site using the natural features of the site.

 

  1. Unless the discharge is directly to the ocean or major river segment, stormwater runoff systems must detain or retain water such that the rate of flow from the site after development does not exceed the predevelopment rate.

 

  1. The applicant must demonstrate that on- and off-site downstream channel or system capacity is sufficient to carry the flow without adverse effects, including but not limited to, flooding and erosion of shoreland areas, or that he/she will be responsible for whatever improvements are needed to provide the required increase in capacity and/or mitigation.

 

  1. All natural drainage ways must be preserved at their natural gradients and must not be filled or converted to a closed system unless approved as part of the site plan review.

 

  1. The design of the stormwater drainage system must provide for the disposal of stormwater without damage to streets, adjacent properties, downstream properties, soils, and vegetation.

 

  1. The design of the storm drainage systems must be fully cognizant of upstream runoff which must pass over or through the site to be developed and provide for this movement.

 

  1. The biological and chemical properties of the receiving waters must not be degraded by the stormwater runoff from the development site. The use of oil and grease traps in manholes, the use of on-site vegetated waterways, and vegetated buffer strips along waterways and drainage swales, and the reduction in use of deicing salts and fertilizers may be required, especially where the development stormwater discharges into a gravel aquifer area or other water supply source, or a great pond.

 

  1. Sedimentation & Erosion Control

 

  1. All building, site, and roadway designs and layouts must harmonize with existing topography and conserve desirable natural surroundings to the fullest extent possible, such that filling, excavation and earth moving activity must be kept to a minimum. Parking lots on sloped sites must be terraced to avoid undue cut and fill, and/or the need for retaining walls. Natural vegetation must be preserved and protected wherever possible.

The Board agreed this standard is met.

  1. Soil erosion and sedimentation of watercourses and water bodies must be minimized by an active program meeting the requirements of the Maine Erosion and Sediment Control Handbook for Construction: Best Management Practices, dated March 2003.

The Board agreed that this shall be a condition of approval.

  1. Noise

 

  1. Noise levels on a site abutting any residential use shall be kept to a minimum between the hours of 9 p.m. and 6 a.m.

The Board agreed that this shall be a condition of approval, with the exception of one event per month that may go to 11pm.

  1. The Planning Board may specify an activity or business’s hours of operation to address the level of noise, if necessary.

 

 

 

The Board discussed the camping issue and agreed that camping is not part of this application, however event camping would be allowed for volunteers only.  

 

The Board reviewed the approval criteria:

 

  1. Vehicular Access– The proposed site layout will provide for safe access to and egress from public and private roads.

Baines made a motion that this standard has been adequately met, because the existing access drive meets the performance standard. Shippen seconded the motion and all voted in favor.

  1. Internal Vehicular Circulation– The proposed site layout will provide for the safe movement of passenger, service, and emergency vehicles through the site.

The Board agreed that the applicant is proposing to use a small parking area for normal parking.  For larger events parking will be along the access drive and in a field.  Baines made a motion to require the following Conditions of Approval in order to ensure that this standard is met:

  1. A twelve (12) foot access way shall remain open at all times, in case of emergency.
  2. A turn-around area shall be marked and remain open so that there is no vehicle backing out onto Carding Machine Road.
  3. A handicap parking space that meets ADA requirements shall be marked.
  4. There shall be no parking along Carding Machine Road.

Zachau seconded the motion and all voted in favor.

  1. Pedestrian Circulation– The proposed site layout will provide for safe pedestrian circulation both on-site and off-site.

Baines made a motion that this standard has been adequately met, because there is adequate existing area on-site for pedestrians.  Zachau seconded the motion and all voted in favor.

  1. Municipal Services– The development will not have an unreasonable adverse impact on municipal services, including municipal road systems, fire department, solid waste program, schools, open spaces, recreational programs and facilities, and other municipal services and facilities.

Baines made a motion that this standard has been adequately met, because all municipal concern has been addressed.  Shippen seconded the motion and all voted in favor.

  1. Visual Impact– The proposed development will not have an adverse effect on the scenic or natural beauty of the area, including water views and scenic views.

Baines made a motion that this standard has been adequately met, because the existing development consists of a barn and yurt. The proposed development consists of an outdoor kitchen and bunkhouses.  All existing and proposed development is/will be located over four hundred feet from the road and nearest house.  No development is visible from the Abagadasset River. Zachau seconded the motion and all voted in favor.

  1. Lighting– All exterior lighting will be designed to avoid undue glare, adverse impact on neighboring properties and rights-of-ways, and the unnecessary lighting of the night sky.

Baines made a motion that this standard shall be a condition of approval to ensure that this standard is met.  Zachau seconded the motion and all voted in favor.

  1. Signage– The proposed signage will not detract from the design of the proposed development and the surrounding properties and will not constitute hazards to vehicles and pedestrians.

Baines made a motion that this standard shall be a condition of approval to ensure that this standard is met.  Zachau seconded the motion and all voted in favor.

  1. Buildings– The proposed structures will relate harmoniously to the terrain and to existing buildings in the vicinity, so as to have a minimally adverse effect on the environmental and aesthetic qualities of the neighboring areas.

Baines made a motion that this standard has been adequately met, because the proposed building meets the performance standard. Shippen seconded the motion and all voted in favor.

  1. Landscaping– The proposed development will provide adequate landscaping in order to define, soften, and/or screen the appearance of parking and developed areas as well as to enhance the physical design of the buildings and the overall development.

Baines made a motion that this standard has been adequately met, because the development has adequate natural buffering provided. Zachau seconded the motion and all voted in favor.

  1. Buffering– The proposed development will provide for the buffering of adjacent uses where there is a transition from one type of use to another use and for the screening of mechanical equipment and service and storage areas.

Baines made a motion that the existing one hundred (100) foot wooded buffer shall be maintained along Carding Machine Road to ensure that this standard is met. Zachau seconded the motion and all voted in favor.

  1. Utilities– The proposed development will not impose an unreasonable burden on existing utilities.

      Baines made a motion that this standard has been adequately met, because the proposed development will       not impose an unreasonable burden on existing utilities. Shippen seconded the motion and all voted in favor.

  1. Water Supply– The proposed development will be provided with an adequate supply of water.

Baines made a motion that this standard has been adequately met, because water is obtained by a well on-site at a rate of eight gallons per minute. Zachau seconded the motion and all voted in favor.

  1. Sewage Disposal– The proposed development will be provided with adequate sewage waste disposal.

Baines made a motion that this standard shall be a condition of approval, because adequate sewage waste disposal must be provided as required by the State of Maine’s Subsurface Waste Water Disposal Rules.  Zachau seconded the motion and all voted in favor.

  1. Fire Protection – The proposed development will have adequate fire protection.

Baines made a motion that this standard shall be a condition of approval, because the development must have adequate fire protection as required by the State Fire Marshal’s Office. Zachau seconded the motion and all voted in favor.

  1. Capacity of Applicant– The applicant meets the following criteria:
  2. Right, Title and Interest in Property– The applicant has the right, title and interest in the property.

Finding: Dave Santillo, LLC purchased the property from Janet L. Densmore, Trustee of the Janet L. Densmore Irrevocable Trust dated April 9, 2004, according to the Deed of Trustee recorded at the Sagadahoc Registry of Deeds in Book 3164, Page 66.

  1. Financial Capacity– The applicant has the financial capacity to complete the proposed development.

      Finding: The majority of the development has been constructed.

  1. Technical Ability– The applicant has the technical ability to carry out the proposed development.

      Finding: The applicant has demonstrated sufficient     ability to carry out the proposed business.

Baines made a motion that this (capacity of applicant) standard has been adequately met, because the performance standards have been met.  Zachau seconded the motion and all voted in favor.

  1. Special Resources
  2. Shoreland– The proposed development will be in compliance with the Town’s Shoreland Zoning Ordinance.

Baines made a motion that this standard has been adequately met, because no development proposed within the Shoreland Zone. Zachau seconded the motion and all voted in favor.

  1. Floodplain– The proposed development will be in compliance with the Town’s Floodplain Management Ordinance.

Baines made a motion that this standard has been adequately met, because no development proposed within the floodplain. Zachau seconded the motion and all voted in favor.

  1. Wetlands & Waterbodies– The proposed development will not have an adverse impact on wetlands and/or waterbodies, to the extent that is practicable.

Baines made a motion that this standard has been adequately met, because no wetland or waterbody impacts are proposed. Zachau seconded the motion and all voted in favor.

 

  1. Historic & Archaeological– The proposed development will not have an adverse effect on historic and/or archaeological sites.

Baines made a motion that this standard has been adequately met, because no resources have been identified. Zachau seconded the motion and all voted in favor.

  1. Groundwater– The proposed development will not adversely impact either the quality or quantity of groundwater available to abutting properties or to public water supply systems.

Baines made a motion that this standard has been adequately met, because there will be no impact on groundwater. Zachau seconded the motion and all voted in favor.

  1. Wildlife Habitat– The proposed development will not have an undue adverse effect on wildlife habitat.

Baines made a motion that this standard has been adequately met, because there will be no impact on wildlife habitat. Zachau seconded the motion and all voted in favor.

  1. Natural Areas – The proposed development will not have an undue adverse effect on rare and irreplaceable natural areas.

Baines made a motion that this standard has been adequately met, because there will be no impact on natural areas. Zachau seconded the motion and all voted in favor.

  1. Environmental Impact– The landscape will be preserved in its natural state to the extent that is practical by minimizing tree removal, disturbance of soil and retaining existing vegetation.

Baines made a motion that this standard has been adequately met, because the proposed development meets the performance standard. Zachau seconded the motion and all voted in favor.

  1. Solid Waste Management– The proposed development will provide for adequate disposal of solid wastes.

Baines made a motion that this standard has been adequately met, because the applicant will utilize the Town’s solid waste program. Zachau seconded the motion and all voted in favor.

  1. Hazardous, Special & Radioactive Materials– The proposed development will handle, store, and use all materials identified as hazardous, special or radioactive in accordance with the standards of Federal and State agencies.

Baines made a motion that this standard has been adequately met, because the applicant will not handle, store, or use materials identified as hazardous, special or radioactive. Zachau seconded the motion and all voted in favor.

  1. Air Quality– The proposed development will not result in undue air pollution or odors.

Baines made a motion that this standard has been adequately met, because the proposed use will not produce undue air pollution or odors. Zachau seconded the motion and all voted in favor.

  1. Water Quality– The proposed development will not result in water pollution.

Baines made a motion that this standard has been adequately met, because the proposed use will not result in water pollution. Zachau seconded the motion and all voted in favor.

  1. Stormwater– The proposed development will provide for the collection and disposal of all stormwater that runs off proposed streets, parking areas, roofs, and other impervious surfaces, which must not have an adverse impact on abutting or downstream properties.

Baines made a motion that this standard has been adequately met, because the percentage of overall impervious area on the property is small. Zachau seconded the motion and all voted in favor.

  1. Sedimentation & Erosion Control– The proposed development will take adequate measures to prevent soil erosion and the sedimentation of watercourses and waterbodies.

Baines made a motion that this standard shall be a condition of approval, because to ensure the standard is met. Zachau seconded the motion and all voted in favor.

  1. Noise– The proposed development will control noise levels so that it will not create a nuisance for neighboring properties.

Baines made a motion that this standard shall be a condition of approval, because to ensure the standard is met with the exception of one event per month to 11pm. Zachau seconded the motion and all voted in favor.

  1. Compliance with Ordinances– The proposed development conforms with the provisions of this Land Use Ordinance and other ordinances and regulations of the Town of Bowdoinham.

Baines made a motion that this standard shall be a condition of approval, because to ensure the development shall complies with the provisions of the Town's Land Use Ordinance and other ordinances and regulations of the Town of Bowdoinham. Zachau seconded the motion and all voted in favor.

  1. Town Plans & Vision Statements – The proposed development is consistent with the intent of the Town’s Plans, including but not limited to the Comprehensive Plan, Waterfront Plan, and Transportation Vision Statement.

Baines made a motion that this standard has been adequately met, because proposed use is in compliance. Zachau seconded the motion and all voted in favor.

Baines made a motion to approve the Site Plan Review application with following Conditions of Approval based on the application materials provided and the findings and conclusions:

 

  1. The applicant shall reimburse the Town for all noticing costs.
  2. The development shall have adequate subsurface waste water disposal system(s) for its use, as required by the State of Maine's Subsurface Waste Water Disposal Rules.
  3. All lighting shall comply with the Lighting Performance Standard of the Town's Land Use Ordinance (Article 10.D.6).
  4. All signage shall comply with the Signage Performance Standard of the Town's Land Use Ordinance (Article 10.D.7).
  5. The development shall comply with the Sedimentation & Erosion Control Performance Standard of the Town's Land Use Ordinance (Article 10.D.27).
  6. The development shall comply with the Noise Performance Standard of the Town's Land Use Ordinance (Article 10.D.28), except that the time may be extended from 9pm to 11pm for one event per month.
  7. The development shall comply with the provisions of the Town's Land Use Ordinance and other ordinances and regulations of the Town of Bowdoinham.
  8. A twelve (12) foot access way shall remain open at all times, in case of emergency.
  9. A turn-around area shall be marked and remain open so that there is no vehicle backing out onto Carding Machine Road.
  10. A handicap parking space that meets ADA requirements shall be marked.
  11. There shall be no parking along Carding Machine Road.
  12. The existing one hundred (100) foot wooded buffer shall be maintained along Carding Machine Road.
  13. The development shall have adequate fire protection as required by the State of Maine Fire Marshal’s Office.
  14. There shall be no camping for the general public.  Camping shall be limited to event camping for volunteers and staff.

 

 

Site Plan Review and Shoreland Zoning Application –

Application: Central Maine Power Company

Property: Tax Map R10, Lot 16

Project Description: The application is for the construction of a set of transmission towers and poles, in order to separate the two existing 345 kV transmissions lines onto separate towers/poles. 

 

Sean Donohue, TRC and John Titus, Burns & McDonnell were present for the application.

 

Mr. Donohue and the Board discussed the provisional approval process and whether or not to proceed with the review prior to receiving the information regarding the tower for the Kennebec River crossing.  The Board agreed that it made sense to begin reviewing the project for the performance standards so that the applicant may have a complete list of all information that is needed.   

 

Briand gave Mr. Donohue a list of questions the Fire Chief and Emergency Management Director had regarding their Contractor Health & Safety Plans and the recommendations from the Roads Commission, Interim Town Manager and Public Works Director.

 

The Board reviewed the project for the Site Plan Review performance standards:

 

 

General Performance Standards

 

  1. Vehicular Access

 

  1. Adequacy of Road System- Vehicular access to the site must be on roads which have adequate capacity to accommodate the additional traffic generated by the development. A Traffic Impact Study may be required by the Planning Board if deemed necessary by the Director of Public Works or the Road Commissioner.

The Board referred to the recommendations from the Road Commission, Interim Town Manager and Public Works Director.

  1. Access into the Site- Vehicular access to and from the development must be safe and convenient.

Some of the access ways will be via existing driveways.  New access ways will be temporary for construction only.

  1. Accessway Location and Spacing-

Some of the access ways will be via existing driveways.  New access ways will be temporary for construction only.

  1. Internal Vehicular Circulation

The Board agreed that parking would have to be addressed for final approval.

  1. Pedestrian Circulation

The Board agreed that this standard is not applicable.

  1. Municipal Services

 

A letter shall be requested from the appropriate Town Officials to address that the development will not have an unreasonable adverse impact on municipal services, including municipal road systems, fire department, solid waste program, schools, open spaces, recreational programs and facilities, and other municipal services and facilities.

The Board review the responses from municipal officials.

  1. Visual Impact

 

  1. When a proposed development is located on a hillside that is visible from a public street, road, water body, or facility, the development must be designed so that it fits harmoniously into the visual environment when viewed by the public from public areas. In predominantly natural environments, site clearing must be minimized and vegetation must be retained or provided to minimize the visual intrusion of the development. In developed environments, the appearance of the new development, when viewed by the public from public areas, must be compatible with the existing visual character in terms of scale, massing, and height to the maximum extent reasonable.

The Board agreed that this standard is not applicable for this type of project.

  1. When a proposed development is located within the viewshed of an identified view from a public street or facility, the development must be designed to minimize the encroachment of all buildings, structures, landscaping, and other site features on the identified view.

The Board agreed that this standard was not applicable for this project.

  1. Lighting– All exterior lighting will be designed to avoid undue glare, adverse impact on neighboring properties and rights-of-ways, and the unnecessary lighting of the night sky.

The Board agreed that while they would prefer to see no lighting, the project has to meet FAA standards.

  1. Signage– The proposed signage will not detract from the design of the proposed development and the surrounding properties and will not constitute hazards to vehicles and pedestrians.

No permanent signage is proposed.

  1. Buildings– The proposed structures will relate harmoniously to the terrain and to existing buildings in the vicinity, so as to have a minimally adverse effect on the environmental and aesthetic qualities of the neighboring areas.

No building are proposed

  1. Landscaping– The proposed development will provide adequate landscaping in order to define, soften, and/or screen the appearance of parking and developed areas as well as to enhance the physical design of the buildings and the overall development.

The Board agreed that this standard is not applicable for this type of project.

  1. Buffering– The proposed development will provide for the buffering of adjacent uses where there is a transition from one type of use to another use and for the screening of mechanical equipment and service and storage areas.

The Board agreed that this standard is not applicable for this type of project.

  1. Utilities–The development must be provided with electrical, telephone, and telecommunication service adequate to meet the anticipated use of the project. New utility lines and facilities must be screened from view to the extent feasible. If the service in the street or on adjoining lots is underground, the new service must be placed underground.

The Board agreed that this standard is not applicable.

  1. Water Supply

 

  1. If the project is to be served by a public water supply, the applicant must secure and submit a written statement from the supplier that the proposed water supply system conforms with its design and construction standards, will not result in an undue burden on the source or distribution system, and will be installed in a manner adequate to provide needed domestic and fire protection flows.

The Board agreed that this standard is not applicable.

  1. Sewage Disposal

The Board agreed that this standard would have to be addressed for final approval.

  1. Fire Protection – The proposed development will have adequate fire protection as determined by the Fire Chief and State Fire Marshal’s Office.

The Board agreed that this standard would have to be addressed for final approval.

  1. Capacity of Applicant– The applicant meets the following criteria:

 

  1. Right, Title and Interest in Property– The applicant must demonstrate that they have the right, title and interest in the property.

The Board agreed that this standard has been met.

  1. Financial Capacity– The applicant must demonstrate that they have the capacity to carry out the project in accordance with this ordinance and the approved plan.

The Board agreed that this standard has been met.

  1. Technical Ability– The applicant must demonstrate that they have the technical capacity to carry out the project in accordance with this ordinance and the approved plan.

The Board agreed that this standard has been met.

  1. Special Resources

 

  1. Shoreland– The proposed development will be in compliance with the Shoreland Zoning provisions of Article 5 and 7 of this ordinance if located within the Shoreland Zone.

Board agreed that compliance needs to be determined.

  1. Floodplain– If any portion of the site is located within a special flood hazard area as identified by the Federal Emergency Management Agency, all use and development of that portion of the site must be consistent with the Floodplain Management provisions of Article 8 of this ordinance.

Board agreed that compliance needs to be determined.

  1. Wetlands & Waterbodies– The proposed development will not have an adverse impact on wetlands and/or waterbodies, to the extent that is practicable.

The Board requested plans showing the details (type of type, square footage of impact) for the wetland impacts.

 

The Board request details regarding the construction areas for final approval.

  1. The development must not adversely affect the water quality or shoreline of any adjacent water body, to the extent practicable. The development plan must provide for access to abutting navigable water bodies for the use of the occupants of the development as appropriate.

To be determined when review the Shoreland Zoning standards.

  1. When a proposed development is immediately visible from a great pond, river, or stream, the development must be designed so that it fits harmoniously into the visual environment when viewed from the water body. In predominantly natural environments, site clearing must be minimized, natural vegetation must be maintained adjacent to the shoreline to soften the appearance of the development, and vegetation must be retained or provided to minimize the visual intrusion of the development. In developed shoreland environments, the appearance of the new development when viewed from the water must be compatible with the existing visual character in terms of scale, massing, and height to the maximum extent possible. Storage and service areas must be screened or landscaped to minimize their visual impact.

The Board agreed that this standard is not applicable given the type of project.

  1. Activities within 250 feet of vernal pools shall meet requirements set by Maine Department of Environmental Protection’s Natural Resources Protection Act.

The Board requested details regarding the vernal pools (i.e. distances, type of work, State requirements, etc) and documentation should be provided.

  1. Historic & Archaeological

 

  1. If any portion of the site has been identified as containing historic or archaeological resources, the development must include appropriate measures for protecting these resources, including but not limited to, modification of the proposed design of the site, timing of construction, and limiting the extent of excavation.

The Board requested that documentation from MHPC be provided.

  1. Proposed developments which include or are adjacent to buildings or sites on the National Register of Historic Places, Maine Historic Preservation Commission or when the Comprehensive Plan has identified as being of historical significance, shall be designed in such a manner as to minimize the impacts on the historic features. When the historic features to be protected include buildings, the placement and the architectural design of new structures shall be similar to the historic structures. The Board may require the applicant to seek the advice of the Maine Historic Preservation Commission.

 

  1. Groundwater

 

Projects that involve on-site water supply or sewage disposal systems with a capacity of two thousand (2,000) gallons per day or greater must demonstrate that the groundwater at the property line will comply, following development, with the standards for safe drinking water as established by the State of Maine.

The Board discussed the aquifer concerns that were expressed at the public hearing.

  1. Wildlife Habitat

 

  1. If any portion of a property lies within areas identified and mapped by the Department of Inland Fisheries and Wildlife, the applicant shall demonstrate that there shall be minimal impacts on the habitat and species it supports.  The plan shall provide for protection of the identified resource in a manner acceptable to the Maine Department of Inland Fisheries and Wildlife or in accordance with the recommendations of a wildlife biologist with demonstrated experience with the wildlife resource being impacted and approved by the Board.  In the latter situation, the report prepared by the wildlife biologist shall assess the potential impact of the development on the significant habitat and adjacent areas that are important to the maintenance of the affected species and shall describe appropriate mitigation measures to ensure that the development will have minimal impacts on the habitat and the species it supports. These areas include:

The Board requested that the details and documentation be provided (location, specific requirements, etc.)

  1. Habitat for species appearing on the official state or federal lists of endangered or threatened species;

 

  1. High and moderate value waterfowl habitats, including nesting and feeding areas; or

 

  1. A high or moderate value deer wintering area.

 

  1. Natural Areas –

 

  1. If any portion of the property is located within an area designated as a unique natural area by the Comprehensive Plan or the Maine Natural Areas Program, the plan shall indicate appropriate measures for the preservation of the values which qualify the site for such designation, including but not limited to, modification of the proposed design of the site, timing of construction, and limiting the extent of excavation. The Board may require the applicant to seek the advice of the Maine Natural Areas Program.

The Board agreed that this standard has been met.

  1. The Planning Board may require a survey from a qualified professional of the area in question if it has not been previously surveyed.

 

  1. Environmental Impact

 

  1. The landscape will be preserved in its natural state to the extent that is practical by minimizing tree removal, disturbance of soil and retaining existing vegetation. 

The Board requested additional information regarding the impact area for construction for final approval.

  1. Extensive grading and filling must be avoided as far as possible.

The Board agreed that this standard has been met.

  1. The proposed development will not cause a reduction in the land’s capacity to hold water so that a dangerous or unhealthy condition results.

The Board discussed the issue of soil compaction.

  1. Solid Waste Management– The proposed development will provide for adequate disposal of solid wastes. All solid waste must be disposed of at a licensed disposal facility having adequate capacity to accept the project’s wastes.

This standard needs to be addressed for final approval.

  1. Hazardous, Special & Radioactive Materials

 

  1. Hazardous, Special and Radioactive Materials - The handling, storage, and use of all materials identified by the standards of a federal or state agency as hazardous, special or radioactive must be done in accordance with the standards of these agencies.

This standard needs to be addressed for final approval. Locations of and  setbacks from agriculture, wetlands, local aquifer.

  1. No flammable or explosive liquids, solids or gases shall be stored in bulk above ground unless they are located at least seventy-five (75) feet from any lot line, or forty (40) feet in the case of underground storage. For the purposes of this section, bulk storage shall be considered one thousand (1,000) gallons or greater.  All materials must be stored in a manner and location which is in compliance with appropriate rules and regulations of the Maine Department of Public Safety and other appropriate federal, state, and local regulations.

This standard needs to be addressed for final approval. Locations of and  setbacks from agriculture, wetlands, local aquifer.

  1. Air Quality

 

The proposed development will met the Maine Department of Environmental Protection and U.S. Environmental Protection Agency standards.

The Board agreed that this standard has been met.

  1. Water Quality

 

  1. No proposed development shall locate, store, discharge, or permit the discharge of any treated, untreated, or inadequately treated liquid, gaseous, or solid materials of such nature, quantity, obnoxiousness, toxicity, or temperature that may run off, seep, percolate, or wash into surface or groundwater so as to contaminate, pollute, or harm such waters or cause nuisances, such as objectionable shore deposits, floating or submerged debris, oil or scum, color, odor, taste, or unsightliness or be harmful to human, animal, plant, or aquatic life.

The Board discussed the groundwater issue.  Mr. Donohue agreed to discuss this issue with the Board once he talks with his client.

 

 

  1. All storage facilities for fuel, chemicals, chemical or industrial wastes, and biodegradable raw materials, must meet the standards of the Maine Department of Environmental Protection and the State Fire Marshall's Office.

The Board requested details regarding requirements prior to final approval.

  1. If the project is located within the direct watershed of a ‘body of water most at risk from development’ or ‘a sensitive or threatened region or watershed’ as identified by the Maine Department of Environmental Protection (DEP), and is of such magnitude as to require a stormwater permit from the DEP, the project must comply with the standards of the DEP with respect to the export of total suspended solids and/or phosphorous. If the project does not require a stormwater permit from the DEP, it must be designed to minimize the export of phosphorous from the site to the extent reasonable with the proposed use and the characteristics of the site.

The Board agreed this standard is not applicable.

  1. Stormwater– Adequate provisions must be made for the collection and disposal of all stormwater that runs off proposed streets, parking areas, roofs, and other surfaces, through a stormwater drainage system and maintenance plan, which must not have adverse impacts on abutting or downstream properties.

The Board agreed this standard is not necessary given the amount of impervious area proposed.

  1. Sedimentation & Erosion Control

 

  1. All building, site, and roadway designs and layouts must harmonize with existing topography and conserve desirable natural surroundings to the fullest extent possible, such that filling, excavation and earth moving activity must be kept to a minimum. Parking lots on sloped sites must be terraced to avoid undue cut and fill, and/or the need for retaining walls. Natural vegetation must be preserved and protected wherever possible.

The Board agreed that this standard has been met.

  1. Soil erosion and sedimentation of watercourses and water bodies must be minimized by an active program meeting the requirements of the Maine Erosion and Sediment Control Handbook for Construction: Best Management Practices, dated March 2003.

The Board agreed that this standard will be a condition of approval.

  1. Noise

 

  1. Noise levels on a site abutting any residential use shall be kept to a minimum between the hours of 9 p.m. and 6 a.m.

The Board requested the hours for construction prior to final approval.

  1. The Planning Board may specify an activity or business’s hours of operation to address the level of noise, if necessary.

 

 

The Board, Mr. Donohue and Mr. Titus agreed to continue reviewing the project at the Board’s next meeting.

 

Item 5:              Other Business

 

                        The Board signed the Approval for:

           

            Site Plan Review Application - Long Branch School

            Applicant: Peter Feeney & Nanette Giacoma

            Property: Tax Map U01, Lots 061, 064, and 080

            Project Description: The application is for a change of use for the development of the Long           Branch School of Maine.

 

Item 6:              Next Meetings          

  • July 28th – Briand will check with Board members to ensure a quorum.
  • August 25th

 

Item 7:              Adjourn Meeting at 10:30pm