Vassalboro Planning Board
Minutes of October 2, 2007
Present:
Planning Board: George Gould, Doug Phillips Sally Butler,
CEO: Paul Mitnik,
Public: Jim Heckman, Peter Armstrong, Rose Armstrong, Helmut Heuer, Linda Olson, Tyler Olson, Pebbles Olson, Kevin Olson, Ben Murray, Bruce Murray, Jim Coffin, Ken Priest, Mary Grow
The meeting opened at 7:00. Since Ginny was absent, George was appointed the Planning Board Chair by other Planning Board members.
Review of September 4 Minutes: Doug motioned to accept the September 4 minutes. Sally seconded. All in favor.
Peter Armstrong
Shoreland Zoning Webber Pond
Expansion of a Non-Conforming Structure.
Tax Map 19, Lot 27
Peter Armstrong is proposing to add a small addition of dimensions three feet by four feet to the back of their seasonal residence at 23 Plummer Rd. for a hot water heater and tank. The 12 square foot addition is within the 15% allowance for this residence. Up to 65 square feet could be authorized. Doug motioned to approve the permit, seconded by Sally. All in favor.
Bruce Murray
Shoreland Zoning Webber Pond
Expansion of a Non-Conforming Structure
After-the-Fact Permitting
Tax Map 19, Lots 11 and 12
Ben Murray of Coffin Engineering represented Bruce Murray. Mr. Murray was being considered for five after-the fact permits for residences at 33 and 35 Murray Rd. This included five decks that were installed, rebuilt, or expanded without Shoreland Zoning Permits.
The residence at 35 Murray Rd was considered first. A deck on the south end of this residence was expanded from 30 square feet to 42 square feet. It was noted by Ben and confirmed by Paul that this was well within the 15% expansion allowance. The existing residence is 588 square feet meaning that up to 88 square feet could be authorized for expansion. Doug made a motion to approve. Seconded by Sally. All in favor.
The deck on the west side or the side facing the water of 35 Murray Rd is approximately five feet wide by 10 feet long. The Murray’s are proposing to reduce the width of this deck to four feet to be consistent with their interpretation of Vassalboro’s Ordinance. Paul indicated that this would still be a deck that should not be permitted. The four foot width limitation in Vassalboro’s Shoreland Zoning Ordinance as an exclusion for consideration of the 15% expansion limitation is for stairs only. Paul’s interpretation of Vassalboro’s Ordinance is consistent with DEP’s interpretation in a letter from Richard Baker indicating that landings for stairs should be no larger than four feet by four feet (five by five maximum). Anything larger than this, according to DEP, is a deck which can not be permitted since it is an expansion closer to the water. Doug made a motion to approve a landing six feet long by four feet wide (width toward water) and stairs four feet wide not facing the lake.. Seconded by Sally. All in favor.
The residence at 33 Murray Rd was heard next. Here a deck on the west side or side closest to the water was reconstructed in 1990. The remains of a deck were evident when the Murray’s purchased the place but there is no indication for how much time elapsed from the time the deck was removed to the time it was reconstructed. This deck was reduced in size from 112 square feet to 64 square feet. Doug made a motion to approve. Seconded by Sally. All in favor.
The deck on the south side of 33 Murray Rd was originally 60 square feet. A shoreland zoning permit issued by Vassalboro in 1990 authorized an expansion of this deck to 70 square feet and an addition of dimensions 10 X 12 feet on the north side. This utilized the entire 15% expansion allowed by Vassalboro’s Ordinance. The deck now has dimensions of 119 square feet. The Murray’s interpretation of the Ordinance is that 100 square feet of a bunkhouse moved out of the 100 foot zone from the water could be transferred to the deck. Paul explained that DEP (Richard Baker letter 9/6/07) requires that expansions be applied individually to buildings and cannot be transferred from one structure to another. Doug made a motion to deny the request for the expansion of the deck from 70 to 119 square feet. Seconded by Sally. All in favor.
Another addition of 6.5 feet by 4 feet recently occurred on the south side deck at 33 Murray Rd. The Murray’s are proposing to reduce the width of this deck to four feet to a 4 X 4 foot addition. Doug made a motion to approve this request. Seconded by Sally. All in favor.
Jim Coffin
Robert Greig Subdivision
Major Subdivision Final Plan
Tax Map 1, Lots 177, 177-1, 177-2, 177-3
Jim Coffin of Coffin Engineering represented Robert Greig. The subdivision has been named Echo Hill Subdivision and its road Karen Lane. The final subdivision plan was presented with the addition of the planting of fourteen conifers of height five to seven feet as a buffer for the Dupius property. Jim presented the list of construction items and letter of financial capacity. Jim assured that the road plans met the Vassalboro Road Ordinance for a major private road. When asked by Doug whether the road would remain private or eventually become a town road, Jim could not give a definite answer, but thought the road might remain private.
Paul mentioned that he visited the subdivision site that morning and noticed major stream bank erosion that needed to be corrected. Jim said that that will be corrected by rip rapping or some other acceptable method to the Town. Although the subsurface wastewater disposal system for the subdivision is in Augusta, there was agreement that Augusta did not need to approve the subdivision. Paul reviewed the HHE-200 for the subdivision and determined it was acceptable. The Augusta LPI will issue the septic permit and do the required inspections for it and Vassalboro will issue the building permits and internal plumbing permits.
Doug made a motion to accept the final plan as complete. Seconded by Sally. All in favor. Next performance standards for the subdivision were considered.
A.Pollution – No significant issues. Motion for approval by Doug. Seconded by Sally. All in favor.
B.Sufficient Water – Covered by the hydrogeology study of water supply submitted. Motion for approval by Doug. Seconded by Sally. All in favor.
C. Soil erosion – Submission of material contains adequate erosion control measures. Commitment made to stabilized stream bank erosion identified by CEO. Motion for approval by Doug. Seconded by Sally. All in favor.
D.Traffic Conditions – High volume of traffic not anticipated, maximum peak hour trips estimated at 10.2. Motion for approval by Doug. Seconded by Sally. All in favor.
E.Sewage Disposal – No issues identified. Motion for approval by Doug. Seconded by Sally. All in favor.
F.Solid Waste - No issues identified. Motion for approval by Doug. Seconded by Sally. All in favor.
G.Impact of Natural Beauty - No issues identified. Motion for approval by Doug. Seconded by Sally. All in favor.
H.Financial and Technical Capacity – Letter of recommendation from Gardiner Savings Bank. Motion for approval by Sally. Seconded by Doug. All in favor.
I.Impact on groundwater quality or quantity. No issues identified. Motion for approval by Doug. Seconded by Sally. All in favor.
J.Flood Plain Management – Not in a flood plain. Not applicable. Motion for approval by Doug. Seconded by Sally. All in favor.
K.Freshwater Wetlands – Exempted from DEP NRPA permitting (< 4300 square feet of wetland disturbed). No issues identified. Motion for approval by Doug. Seconded by Sally. All in favor.
L.Storm Water Management - No issues identified. Motion for approval by Doug. Seconded by Sally. All in favor.
After the performance standards were considered, the approval of the subdivision totally was considered. Motion for approval by Doug. Seconded by Sally. All in favor.
Tyler Olson
Site Review Major Development
Used Car Sales
Tax Map 3, Lot 72
Tyler Olson is proposing to open up a used car sales business at the former site of Bondo’s annex on Route 201 at Getchell’s Corner. Tyler answered many inquiries by the Planning Board members. This site was recently approved for used car sales for Dale Clement. There will typically be about 10 to 15 cars on the lot. There is about 200 feet of road frontage and there are five lights on the building that will be focused on the lot area. There is already an approved septic system and well installed on the property. The property is owned by Frank Getchell but is leased through Valley Real Estate. The cars will be parked within 11 feet of the edge of Route 201. A driveway entrance permit obtained through the Bondo approval is transferable to Tyler’s business.
The application was determined to be complete by motion of Doug. Seconded by Sally. All in favor. Next the performance standards for a major site review were considered as follows.
1.Provisions for vehicle loading and unloading. - No significant issues. Motion for approval by Doug. Seconded by Sally. All in favor.
2.Location of height and location of proposed structures and uses not detrimental. No significant issues. Motion for approval by Doug. Seconded by Sally. All in favor.
3.Provisions for on-site landscaping, screening, and buffering from adjoining neighborhood. - No significant issues. Motion for approval by Doug. Seconded by Sally. All in favor.
4.The proposed use will not impact public facilities and storage of material will be adequate. - No significant issues. Motion for approval by Sally. Seconded by Doug. All in favor.
5.Adequate provisions for stormwater - No significant issues. Motion for approval by Sally. Seconded by Doug. All in favor.
6.Adequate provisions to prevent soil erosion and impacts to ground and surface water. - No significant issues. Motion for approval by Sally. Seconded by Doug. All in favor.
7.Adequate provisions that exterior lighting to not provide hazards to motorists. - No significant issues. Motion for approval by Doug. Seconded by Sally. All in favor.
8.Evidence for financial capacity. - No significant issues. Motion for approval by Sally. Seconded by Doug. All in favor.
9.The proposed development will not create safety hazards and provide adequate access for emergency vehicles. - No significant issues. Motion for approval by Doug. Seconded by Sally. All in favor.
10.Adequate provisions to insure noise, vibrations, fumes, odor, dust, and glare are not detrimental to neighborhood. - No significant issues. Motion for approval by Doug. Seconded by Sally. All in favor.
The site review permit as a whole was approved by motion of Doug. Seconded by Sally. All in favor.
Maritime Marine LLC
Major Site Review - After-the-Fact
Tax Map 1, Lot 72-3
Ken Priest of Maritime Marine was heard for an after-the-fact permit. Maritime Marine is a boat assembly company that has been in Vassalboro on the south end of the Cushnoc Rd since February of this year. The boat hulls are assembled in the parent company in Augusta. The hulls are transported to Vassalboro, and the windshield, and other interior hardware are assembled in Vassalboro. There are three employees working in Vassalboro. The Vassalboro location is temporary until an expansion that is currently under construction in Augusta is completed. Ken anticipates that Maritime Marine will be out of Vassalboro by next June.
The building at the site on Cushnoc Rd is u-shaped. Maritime occupies the area on the right side of the u. They are using about 8350 square feet of building and parking lot area classifying it as a major development (> 5000 square feet). There is a ceiling tile business to the left and other offices to the back. Although there is no plumbing in their part of the building, Maritime has access to sewer and water in other parts of the building. They are not proposing any changes to the existing building.
The application was determined to be complete by motion of Sally. Seconded by Doug. All in Favor. The Performance Standards were considered next and voted upon as follows.
1.Provisions for vehicle loading and unloading. - No significant issues. Motion for approval by Doug. Seconded by Sally. All in favor.
2.Location of height and location of proposed structures and uses not detrimental. No significant issues. Motion for approval by Doug. Seconded by Sally. All in favor.
3.Provisions for on-site landscaping, screening, and buffering from adjoining neighborhood. - No significant issues. Motion for approval by Sally. Seconded by Doug. All in favor.
4.The proposed use will not impact public facilities and storage of material will be adequate. - No significant issues. Motion for approval by Doug. Seconded by Sally. All in favor.
5.Adequate provisions for stormwater - No significant issues. Motion for approval by Sally. Seconded by Doug. All in favor.
6.Adequate provisions to prevent soil erosion and impacts to ground and surface water. - No significant issues. Motion for approval by Doug. Seconded by Sally. All in favor.
7.Adequate provisions that exterior lighting to not provide hazards to motorists. - No significant issues. Motion for approval by Sally. Seconded by Doug. All in favor.
8.Evidence for financial capacity. - No significant issues. Motion for approval by Doug. Seconded by Sally. All in favor.
9.The proposed development will not create safety hazards and provide adequate access for emergency vehicles. - No significant issues. Motion for approval by Sally. Seconded by Doug. All in favor.
10.Adequate provisions to insure noise, vibrations, fumes, odor, dust, and glare are not detrimental to neighborhood. - No significant issues. Motion for approval by Doug. Seconded by Sally. All in favor.
The site review permit as a whole was approved by motion of Doug. Seconded by Sally. All in favor.
Subdivision Road Inspection Procedure
The discussion for the subdivision road inspection procedure was tabled, to be discussed at the next Planning Board meeting. Paul offered to adopt a draft checklist for consideration and Doug accepted the offer.
The meeting adjourned at 9:15.