Vassalboro Planning Board
DRAFT
Minutes of April 05, 2011
Ginny Brackett, Chair ___ Sally Butler ____
George Gould ___ Doug Phillips ____
Paul Mitnik ___ Lee Cummings ____
Call to order by Chair @ 7:00
*** NOTE: Mr. Phillips was absent due to commitment on Budget Committee.
There were approximately 26 people in attendance plus board members and Code Official.
1. Public Hearing – opened hearing @ 7:02 Closed @ 7:08
Comments Mr. Branch who owns property in a zone that is proposed to change from LIMITED Residential to Resource Protection voiced his displeasure with the Map and left the meeting.
2. Public Hearing
Floodplain Ordinance Update
Opened hearing @ 7:09 there was no members of the public that wished to speak. Closed @ 7:12
Both Public hearings were voted on by the board and approved by all members present.
3. Site Review
Riverside MX
Michael and Denise Petito
100 Cushnoc Road
Vassalboro, Maine 04989
Major:
SECTION VIII. SITE PLAN CONTENT -
A. The Final Plan shall be drawn to a scale of not less than one (1") inch equals (50') feet, and shall contain the following:
The submitted plan was not accepted by the Planning Board and it must be revised.
1. Name and address of owner and applicant.
****NOTE The items below were reviewed and clarifications made by the board members ,however all items need to be placed on an appropriate map
2. Scale and north arrow.
3. Location, dimensions, and acreage of parcel to be built upon.
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 require closer contour intervals depending on the nature of the project.
5. The size, shape, and location of all existing and proposed buildings.
6. The location and dimensions of all 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. Parking Layout and Design - Offstreet parking must conform to the following standards:
(a) 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.
(b) All parking spaces, access drives, and impervious surfaces must be located at least five (5) feet from any side or rear lot line, except where standards for buffer yards require a greater distance. No parking spaces or asphalt type surface shall be located within five (5) feet of the front property line. Parking lots on adjoining lots may be connected by access ways not exceeding twenty-four (24) feet in width.
(c) 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.
(d) 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.
9
(e) 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.
7. Location of all existing and proposed easements and rights-of-way.
8. Location and dimensions of all existing and proposed pedestrian access ways.
9. Location and size of existing and proposed water and sewer mains, culverts, and storm drains.
10.Location of all existing and proposed outdoor lighting.
11.Location of natural features such as watercourses, marshes, rock out-cropping, and stands of trees.
12.Landscape Plan showing location and type of all existing and proposed plantings and screenings.
Landscaping must be provided as part of site design and may include plant materials such as trees, shrubs, groundcovers, perennials, and annuals, and other materials such as rocks, water, sculpture, art, walls, fences, paving materials, and street furniture.
13.Location and size of all existing and proposed signs and advertising features. Freestanding commercial business signs should be placed at right angles to the street so as to be viewed from both directions. Signs shall be no larger than 4' X 8'. In urban, built-up areas commercial business signs should be placed on the building, unless visibility is impaired and a freestanding sign is the best option.
14.Any other provisions contained in the Town of Vassalboro's Subdivision Regulations whenever applicable.
15.Any other requirements deemed necessary by the Planning Board based on the nature of the proposed development.
B. A narrative, with supporting data, shall be required to address the environmental suitability of the chosen site to support the proposed development. This may require the use of appropriate qualified 10 professional(s). This narrative shall address the standards as listed
Section X
****** NOTE After a lengthy discussion and with direction from the board this item was tabled until a future date not set The Petito’s will resubmit with notice.
SITE REVIEW- Minor
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: Plan hand drawn was Voted/ Accepted
1. Name and address of owner and applicant.
Todd Overlock
Auto Repair Facility
960 Main Street
Vassalboro, Maine 04962
2. Scale and north arrow.
Shown
3. Location, dimensions, and acreage of parcel to be built upon.
shown
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.
5. The size, shape, and location of existing and proposed buildings.
Shown
6. The location and dimensions of existing and proposed parking
Shown
areas, loading and unloading facilities, and points of ingress and egress of vehicles to and from the site to public streets.
7. Location of all existing and proposed easements and rights-of-way.
Shown
8. Location and dimension existing and proposed of pedestrian access ways.
N/A
9. Location and size of existing and proposed water and sewer mains, culverts, and storm drains.
N/A
10. Location of existing and proposed outdoor lighting.
Shown
11. Location of natural features such as watercourses, marshes, rock out-cropping, and stands of trees.
Shown
12. Landscape plan showing location and type of existing and proposed plantings and screenings.
No Changes
13. Location and size of existing and proposed signs and advertising features.
Shown-no sign requested.
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 Content – Major’, Section VIII.
B. A narrative, with supporting data, shall be required to address the environmental suitability of the chosen site to support the proposed development. This may require the use of appropriate qualified profession(s). This narrative shall address the standards as listed in Section IX.
Attachment Checklist for Major and Minor Site Review Applications
All attachments may not be required for a project.
This checklist does not have to be included as a part of the application.
Minor Projects
Attachment 1: Certification of Incorporation from the State of Maine Attached
Attachment 2: Proof of right, title, and interest to the property to be developed Attached to Application
Attachment 3: USGS or Delorme Maine Map with property marked
Attached
Attachment 4: Names, addresses, and lot numbers of abutters including
properties across roads Mail receipts Attached
Attachment 5: Copy of letter sent to abutters and all return receipt requested
green cards Attached
Attachment 6: Scale of drawing of the site as it exists currently Attached
Attachment 7: Scale drawing of area to be developed with changes noted Attached
Attachment 8: Completed HHE-200 form as needed. On Sewer and Water
After voting on each section of the site review performance standards a vote of all present members was taken and application was accepted and approved with 3- conditions as show below in:a,b, & c .
a. No more than 12 vehicles shall be stored outside at any one time, all vehicles shall be moved to open the entrance road as wide as permissible for vehicular traffic in and out of the complex and allow safe passage of emergency vehicles.
b. All debris, junk, salvage materials and debris shall be removed from the sides and rear of the business and kept inside. All liquids, fluids and converters scrap and batteries shall be stored inside and not visible from the exterior
c. The business shall operate with its door(s) closed when testing an engine or operating one other than at idle speed.
APPROVED BY VOTE OF BOARD
SITE REVIEW –MINOR
Robert and Ann Dube
186 Mudget Hill Road
Vassalboro,Maine 04989
Attachment Checklist for Major and Minor Site Review Applications
All attachments may not be required for a project.
This checklist does not have to be included as a part of the application.
Minor Projects
Attachment 1: Certification of Incorporation from the State of Maine
N/A
Attachment 2: Proof of right, title, and interest to the property to be developed
Deed included
Attachment 3: USGS or Delorme Maine Map with property marked
Attached
Attachment 4: Names, addresses, and lot numbers of abutters including
properties across roads
Attached
Attachment 5: Copy of letter sent to abutters and all return receipt requested
green cards
Attached
Attachment 6: Scale of drawing of the site as it exists currently
Attached
Attachment 7: Scale drawing of area to be developed with changes noted
Attached
Attachment 8: Completed HHE-200 form as needed.
Attached
SITE REVIEW ORDINANCE
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.
Approved unanimously by all present
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.
Voted and approved
3. The provision for on-site landscaping provides adequate protection to neighboring properties from detrimental features of the development.
Voted and approved
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.
Voted and approved
5. The Site Plan provides sufficient information to show that storm water will be adequately drained from the site with no adverse impact oh other property or publicly-owned drainage systems.
Voted and approved
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.
Voted and approved
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.
Voted and approved
8. An applicant for Site Plan approval has provided evidence of his financial capability to complete the development as planned.
Voted and approved
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.
Voted and approved
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.
Voted and approved
Chair called for a vote on the application of all present and application as approved 5-0
Tess /Kelly Shoreland Zoning
Alterations to Existing Structure
The board reviewed the applicants submittals and found that clarifications to the exact amount of alteration need to be accessed by the applicant and re-submitted .it was felt that someone representing the application should be at the meeting to answer any questions the board may have if possible
Chair called for a vote to table the application
Voted 5-0
Code Official discussed the fees currently being assessed for permits. He will do survey of surrounding communities and bring back to the next meeting to ask for a recommendation to be forwarded to the Selectmen.
The chair called to adjourn at 9:55