APPROVED March 1, 2011
Vassalboro Planning Board
Minutes of February 8, 2011
D Feeney CEO
Ginny Brackett ,Chair X
Sally Butler X
Doug Phillips X
Paul Mitnik Absent
George Gould X
Leon Cummings X
Chair opened meeting at 7:00
Map 001- Lot 085
Mr. Mike Petito and Mr. Jake Shorey representing a land use as a potential practice track for motorcycles (MX) at 100 Cushnoc Road (Petito Property)
Discussion and Power Point presentation was held regarding Mr. Petito having a practice motorcycle track in place to allow youth rider training. Discussed the need for such a facility and that they intend to limit the amount of use as well. The general layout and size was discussed (approx. 5-7 acres). They are presently reclaiming a lot of land that was stripped of the topsoil.
The board asked questions as to number of riders, days of operation, possible time of day usage, restrooms and Parking considerations.
Will be brought back to the March 1, 2011 meeting as a regular item
1 Leon and Ilona Cummings –reuse of existing structure on Riverside Road
Mr. Cummings discussed the need to be visible and the reuse of the existing sign frame.
Certain items are missing from the initial plan and will be added to the permanent record.
Existing sign is 30 ft. off the road ROW and Mr. Cummings wants to illuminate it with solar power.
SECTION VII. SITE PLAN CONTENT - Minor
A. The Final Plan shall be drawn to scale of not less than one (1”) inch equals (50’)
feet, and shall contain the following:
1. Name and address of owner and applicant.
Leon and Ilona Cummings
2. Scale and north arrow.
Shown on Plan
3. Location, dimensions, and acreage of parcel to be built upon.
Shown on Plan
4. Existing contours at intervals of not more than ten (10') feet and proposed contours at intervals of not more than five (5') feet. The Board may waive this requirement or require closer contour intervals depending on the nature of the project.
Land is flat with no major contours waived
5. The size, shape, and location of existing and proposed buildings.
Shown on plan
6. The location and dimensions of existing and proposed parking areas, loading and unloading facilities, and points of ingress and egress of vehicles to and from the site to public streets.
Shown on plan
7. Location of all existing and proposed easements and rights-of-way.
8. Location and dimension existing and proposed of pedestrian access ways.
None known by applicant
9. Location and size of existing and proposed water and sewer mains, culverts, and storm drains.
Shown on plan
10. Location of existing and proposed outdoor lighting.
Added to plan
11. Location of natural features such as watercourses, marshes, rock out-cropping, and stands of trees.
Shown on plan
12. Landscape plan showing location and type of existing and proposed plantings and screenings.
No changes anticipated
13. Location and size of existing and proposed signs and advertising features.
Added to plan
14. Any other provisions contained in the Town of Vassalboro's Subdivision
Regulations or Shoreland Zoning Ordinance, whenever applicable.
15. Due to the nature of the project, the Planning Board may require one or more additional plan contents as specified in the “Site Plan
Site Plan was approved 4-0
SECTION IX. PERFORMANCE STANDARDS – Minor
A. The Site Plan shall be approved, unless the Planning Board makes a written finding that the applicant is not able to meet one or more of these standards. In all instances, the burden of proof shall be on the applicant and such burden of proof shall include the production of evidence necessary to complete the application.
1. The provisions for vehicular loading and unloading and parking and for vehicular and pedestrian circulation on the site and onto adjacent public streets and ways will create no hazards to safety. Internal Vehicular Circulation - The layout of the site must provide for the safe movement of passenger, service and emergency vehicles through the site.
Appears to be adequate- Approved 4-0
2. The location or height of proposed structures and the proposed uses thereof will not be detrimental to other public or private development in the neighborhood.
Existing Structure- Approved 4-0
3. The provision for on-site landscaping provides adequate protection to neighboring properties from detrimental features of the development.
No changes planned- Approved 4-0
4. The proposed use will not impose undue burdens so as to exceed the capacity of the sewers, sanitary and storm drains, water, solid waste, fire protection, or other public facilities.
No burden foreseen-Approved 4-0
5. The Site Plan provides sufficient information to show that storm water will be adequately drained from the site with no adverse impact on other property or publicly-owned drainage systems
No change anticipated- Approved 4-0.
6. Soil erosion and all other adverse impacts on the soil ground water and surface water shall be prevented. Ground water shall not be adversely impacted in quality or quantity.
No changes anticipated Approved 4-0
7. The provisions for exterior lighting do not create hazards to motorists traveling on adjacent public streets and are adequate for the safety of occupants or users of the site and such provisions will not damage the value and diminish the usability of adjacent properties. Motion sensor lighting on building which is setback from normal traffic along 201-
8. An applicant for Site Plan approval has provided evidence of his financial capability to complete the development as planned. Letter from Buildings owner of trade of services.
9. The proposed development will not create safety hazards and will provide adequate access for emergency vehicles to the site, and to all buildings on the site. Access Drive is 30+ feet wide and appears to be in maintained condition.
10.The proposed development will not adversely affect the use and enjoyment of abutting property as a result of noise, vibrations, fumes, odor, dust, glare, or other cause.
No adverse affects are anticipated.
Motion made by George Gould Seconded by Sally Butler voted 4-0 all in favor to approve use. And accept the application as presented (w changes noted)
2. Review of Subdivision Ordinance.
Paul Mitnik who prepared the working document for the Planning Board was not able to attend due to illness.
The Conservation Committee was also present to discuss options for Open Space and a general discussion on inclusion into the work sessions seems appropriate.
DOUG Phillips mentioned the possible need of incentives for developers to be willing to include open space planning in their future projects.
Ginny Brackett feels there will probably a series of meetings to get it ready for 2012 Town Meeting. She feels all review and changes need to be completed by January 1, 2012
A brief discussion was held on issues such as Coyote Ridge and the problems with non effective ordinance provisions.
GB mentioned a need to use the Strategic Plan as a guide.
The general consensus was that we will need to plan workshops all Land uses.
Meeting adjourned @ 9:15 by vote 4-0