VASSALBORO PLANNING BOARD
MINUTES
JANUARY 7, 2020
VASSALBORO TOWN OFFICE
7:00 P.M.
Board Members Present: Ginny Bracket, Chair, Doug Phillips, Sally Butler, John Phillips, Betsy Poulin,
Marianne Stevens, Alternate
Staff: Paul Mitnik, CEO, LPI, BI, AO
Public: Kane Coffin, Nick Rossi, Frank Getchell, Daniel Ouellette
Call meeting to order.
1.) December 10, 2019 Minutes
The Minutes were approved by motion of Doug Phillips, seconded by Sally Butler 5-0.2.) A.Applicant Name: Nick Rossi
Project Type: Minor Site Plan Review
Location 2283 Riverside Dr
Map 3, Lot 98A proposal for a knife manufacturing shop at a vacant building
Planning Board Review
The Board determined that the application was complete by motion of Doug Phillips; seconded by Betsy Poulin 5-0.
Open discussion of proposal
• The existing structure is being used for the project with no additions. Therefore it is a minor site review.
• There are two driveway entrances to Riverside Drive (Route 201). The north entrance is being shut down and will be converted to lawn due to comment letter received from DOT.
• A garage door will be added to the south side of the building to allow easier access.
• Existing septic is adequate for up to five employees; due to evaluation from Jack Lord, site evaluator, in 2006.
• Knives are forged on-site. Most customers are commercial establishments.
• Noise generated from business minimal. Currently Nick shares a building with other commercial establishments in Portland and no complaints have been made.
• Name of business will be Nick Rossi Knives.
• Currently Nick doesn’t own the property but has a purchase and sales agreement pending Planning Board approval.
• Lighting location added to site plan. This will be in front of building and is security lighting that is turned on by motion detection.
Project Completeness
Motion to: X Approve; __ Deny
Motion by: DP
Seconded By: BP
Approved; 5-0
Performance Standards Nick Rossi Knives
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.
Adequate parking. DOT driveway entrance recommended followed. North driveway entrance closed.
X Met; __ Not Met
Motion by: JP
Seconded by: BP
Approved; 5-0
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.
No structures proposed other than existing.
X Met; __ Not Met
Motion by: DP
Seconded by: SB
Approved; 5-0
Standard 3
The provision for on-site landscaping provides adequate protection to neighboring properties from detrimental features of the development.
Stand of trees in back and to north for buffering.
X Met; __ Not Met
Motion by: DP
Seconded by: JP
Approved; 5-0
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. No change in runoff from current. Doesn’t generate a lot of solid waste. Septic evaluated by Jack Lord and recently inspected and is adequate.
X Met; __ Not Met
Motion by: DP
Seconded by: BP
Approved; 5-0
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. No change in runoff from current
X Met; __ Not Met
Motion by: BP
Seconded by: SB
Approved; 5-0
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. No outdoors construction. Driveway converted to lawn results in less impervious area.
X Met; __ Not Met
Motion by: DP
Seconded by: JP
Approved; 5-0
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. No lighting except for security that is activated by motion detectors. Lighting will be directed downward.
X Met; __ Not Met
Motion by: DP
Seconded by: BP
Approved; 5-0
Standard 8
An applicant for Site Plan approval has provided evidence of his financial capability to complete the development as planned. Already operating in Portland
X Met; __ Not Met
Motion by: DP
Seconded by: JP
Approved; 5-0
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. Adequate lawn area in front of building for emergency vehicle access.
X Met; __ Not Met
Motion by: BP
Seconded by: SB
Approved; 5-0
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. Not an issue at existing facility in Portland. Likewise here.
X Met; __ Not Met
Motion by: SB
Seconded by: JP
Approved; 5-0
Project Approval
Motion to: X Approve; __ Deny
Motion by: DP
Seconded By: BP
Approved; 5-0
CEO Mitnik: Project will need a building permit and Certificate of Occupancy as requirements of the Maine Building Code for a change of use.
3.) CEO Report
Olin Charette will be an applicant for February. CEO has been enforcing unlicensed automobile graveyard on various properties.
Adjourn 7:30 PM
Respectfully submitted
Paul Mitnik, CEO, LPI, BI, AO