VASSALBORO PLANNING BOARD
MINUTES
APRIL 6, 2021
VIRTUAL MEETING
7:00 P.M.

Board Members: Ginny Bracket, Chair, Marianne Stevens, John Phillips, Betsy Poulin
Staff: Paul Mitnik, CEO, LPI, BI, AO
Public: Ray Breton, Bill French

Virtual Meeting using Google Meet

1. Review of March 2, 2021 Minutes.
Minutes approved by motion of Betsy Poulin seconded by John Phillips, Vote 4-0.

2. Applications
A. Kelley Gooldrup
Stone Rd Subdivision Modification
Map 9 Lots 31-9 and 31-10

Two lots are being combined in the Stone Rd Subdivision which is a change in the subdivision plan.

CEO Paul Mitnik explained that two lots in the Stone Road subdivision were being combined by Kelly Goldrup (lot 9 & 10). Ordinarily he wouldn’t make someone go to the Planning Board for combining lots, but the Town assessor did not want to combine the lots for tax purposes which made the taxing awkward and maybe something that a bank wouldn’t accept. Technically state law indicates that any change in a subdivision plan has to be approved. Paul indicated no formal review is required but the Board members need to come to the Town Office to sign the revised subdivision application. The revision was approved by motion of John Phillips, seconded by Betsy Poulin, vote 4-0. The new lot is lot 31-9. The signed plan needs to be recorded in the Kennebec County Registry of Deeds.

B. Jack’s Place Too LLC
201 Tilton Lane
Shoreland Zoning Limited residential District
Expansion of Non-Conforming Structure
Map 6 Lot 97

Expansion of an attached deck within the 100 foot setback zone is proposed for a residential structure with water frontage on Webber Pond.

The builder, Ray Breton, represented the owner of the property. Deck expansion is a 16 x 10 addition to and existing 16 x 10 deck sideways and no closer to the high water mark than existing structure. The expansion is 27% of the footprint that existed on January 1, 1989 and meets the 30% expansion allowance. Deck will be set on concrete moon pads so no excavation or soil disturbance will occur. Motion to approve by Betsy Poulin, seconded by John Phillips; vote 4-0.

C. Elizabeth Austin
913 Main St
Minor Site Plan Review
Map 23 Lot 44-3

A juice bar is proposed in a small building on Main St on a property owned by R.J. Breton Properties LLC.

Ms. Austin did not attend the meeting but the owner of the property, Ray Breton, was present. CEO Mitnik indicated that the applicant was possibly having second thoughts about going through with the proposal. Chair Brackett indicated that they could still review the application since a representative of the property was there. The juice bar will be located in a small building adjacent to a hair saloon, also in a similar small building. Parking is available in a 20 x 28 lot in front of the building and a 58 x 42 lot to the side of the building, the latter lot has shared parking with the hair saloon. The building is on Town sewer and water.

Completeness review was approved by motion of Betsy Poulin, seconded by Marianne Stevens, vote 4-0.

Performance Standards

Standard 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.
FINDING: EXISTING PARKING LOTS WILL BE USED.

_X Met; __ Not Met
Motion by: BP
Seconded by: JP
_X Approved; 4-0
Standard 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.
FINDING: NO NEW STRUCTURES PROPOSED.

__X Met; __Not Met
Motion by: MS
Seconded by: JP
_X Approved; 4-0
Standard 3
The provision for on-site landscaping provides adequate protection to neighboring properties from detrimental features of the development.
FINDING: LOCATED IN A COMMERCIAL AREA OF TOWN BUFFER NOT NEEDED

_X Met; __ Not Met
Motion by: MS
Seconded by: BP
_X Approved; 4-0
Standard 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.
FINDING: TIED INTO PUBLIC SEWER; MINIMAL SOLID WASTE

_X Met; __ Not Met
Motion by: MS
Seconded by: JP
_X Approved; 4-0

Standard 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.
FINDING: NO CHANGES TO PROPEERTY

_X Met; __ Not Met
Motion by: BP
Seconded by: JP
_X Approved; 4-0

Standard 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.
FINDING: NO CONSTRUCTION PROPOSED

__X Met; __Not Met
Motion by: BP
Seconded by: MS
_X Approved; 4-0
Standard 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.
FINDING: ONLY HAS OUTDOOR LIGHTS ABOVE DOOR ENTRANCE

_X Met; __ Not Met
Motion by: BP
Seconded by: JP
X Approved; 4-0
Standard 8
An applicant for Site Plan approval has provided evidence of his financial capability to complete the development as planned.
FINDING: MINIMAL INVESTMENT

_X Met; __ Not Met
Motion by: BP
Seconded by: JP
_X Approved; 4-0
Standard 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.
FINDING: SIDE PARKING LOT HAS ROOM FOR FIRE TRUCKS

X Met; __ Not Met
Motion by: MS
Seconded by: JP
X Approved ; 4-0
Standard 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.
FINDING: ABUTTING PROPERTIES COMMERCIAL USE; NO OBJECTIONABLE IMPACTS

__ Met; X Not Met
Motion by: BP
Seconded by: MS
_X Approved; 4-0

Project Approval
Motion to: X Approve; __ Deny
Motion by: BP
Seconded By: JP
X Approved; 3-1

D. Sunvest Solar Inc.
Webber Pond Rd
Major Site Plan Review Pre-Application
a. MW Solar Farm
Tax Map 7 Lots 3 & 6

A solar facility is plan on land owned by David and Jennifer Jones

Bill French of Sunvest gave the overview of the project. The project is off Weber Pond Rd on agricultural land on a 34 acre lot; 18 of the acres used for the solar facility. Visits will typically be twice per month. No buildings or lighting are proposed. A seed mix containing wild flower mix will be planted on solar area. Power will be provided with enough energy for 550 homes. No grading of land is necessary. An 8 foot chain link fence will be installed around the property. A decommissioning plan will be included for 25 year lease with two possible five year extensions. CEO Mitnik indicated he would check on the requirement for a DOT state road entrance permit. Chair Brackett indicated the need for possible buffering screening. The full application is targeted for June of 2021.

CEO Report

Paul bade the Board goodbye in his last meeting before retiring the end of April.

Adjourn 8:30 PM

Respectfully submitted Paul Mitnik, CEO, LPI, BI, AO