Wales Planning Board Meeting
March 13, 2006
Minutes
In Attendance: Ed MacDonald (Chair), Alice DiPaolo
(Co-chair), Lori Blier (Secretary); Lyndon Spaulding (WPB), Paul Burgess
(selectman), Brian Johnson, Paul Ruopp, Mary Kane, Brian Gagnon, Eric Gagnon,
Rick Valentine.
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The meeting
was opened at 7:05. Lori distributed the agenda, minutes from February
13, 2006 meeting, Site
Plan Application Form, and two copies of the Subdivision Application Checklist
for Board Members to use for the two sketch plan subdivision applications being
heard this meeting. The minutes were
reviewed by board members and approved as written.
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The board
invited Brian Johnson and Paul Ruopp to present their proposal. Paul Ruopp distributed copies of two concept
plans for the Bull
Run Road
Subdivision – a conventional subdivision plan and an open-space concept
subdivision plan. He also distributed a
Narrative for Concept Plan Submission for the plans presented, a project
location map and a copy of the R-3 tax map segment.
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Mr. Ruopp
described where the property lines were and where the road would run. He outlined the details of the conventional
subdivision proposal. There would be one
lot directly off the Bull Run Road and the driveway for Lot 9 would
have to run through the power line easement.
There would be approximately 1800 feet of road to be built. He then outlined some details of the open
space concept plan. He indicated that
this plan would reduce storm water run off and allow for 12 acres of forested
open space land. An advantage of the
open space plan is that it leaves a significant amount of the parcel for
traditional uses and forestry acres.
Lyndon pointed out that in the open space plan some of the lots are very
small and he worries about the water and sewer systems in such tight
areas. Mr. Ruopp indicated he believed
the soil in that area is of a quality that would accommodate the well and
septic on all the lots. Lot 8 is over an acre and a half.
This plan gives a better handle on the storm water and the water shed
area for Sabattus Pond. The open space
areas would preserve the wildlife habitat and corridor. There was further discussion of the two plans
presented. Brian presented his proof of
ownership to the board. The board
determined they would need to do a site visit and it was scheduled for
Saturday, March 25th at 10:00 a.m. at the property. We will all meet on K-9 Drive.
Lori will provide notices of the site visit for Paul Burgess to post and
will post it on the web site to cover our notification requirements of a
non-standard meeting time.
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The board
recognized Rick Valentine and Eric and Brian Gagnon for their sketch plan
presentation for a proposed subdivision off Route 126 across from Deerfield Estates. A sketch plan for the proposal was distributed
to board members. Mr. Valentine indicated they had not brought
an open space concept plan because this property was not conducive to that type
of development due to the wetlands and slopes involved. The board reviewed the sketch plan and agreed
that an open space concept plan would not be required.
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Mr.
Valentine indicated that a family type plan is proposed with only 5 lots for
sale – the remainder would be retained by the owners for personal house
lots. They propose to construct a road
of approximately 1300 feet (Cedar Lane) and a common driveway of about 400-450 feet to reach 2 of the
proposed lots. There is one lot on the
property already under permit (building) and development at this time. This is the G&G Development LLC lot. Lot 4 will be
Eric’s lot. This lot has an amount of
wetlands and steep slope areas. There is
an existing DEP permit to cross the wet lands (stream crossing) that was issued
originally to Charlie Hammond this permit has been transferred to the
Gagnon’s. DEP will have an advisory role
throughout this process. They have asked
for more hay in the driveway to stabilize it.
Due to the Jock Stream water shed there will be a DEP review of any
proposed development in that area.
Building envelopes will be shown on the preliminary plan. They plan to bring in their power from the Deerfield Estates Development. Board members indicated that since they were
not in the growth area and had not had interest or ownership in the property in
June 2004, they were restricted to a 5 lot subdivision not including the single
lot currently in development on the property.
After some discussion the Gagnon’s determined they would take Lot 4 and Lot 1 out of the proposal for development
within the next 5 years. Lori and Ed
will go for a site review of the property tomorrow afternoon at 4:00 – 4:15.
Alice and Lyndon will visit the site following our March 25th
10 a.m. site visit to the Bull Run property – this should get them there around
11:30 or so.
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The board
members reviewed the Site Plan Review Application. A motion was made to accept it as drafted and
the board voted unanimously to approve it.
Lori will get the Site Review Application Package materials on the website. The board scheduled a March 27 meeting to
determine the required contours for the 2 proposed subdivision plans and to
determine our opinion on the more appropriate design for the proposed Beechnut Lane (Bull Run Road Property) subdivision. Following that meeting, Lori will draft the
letters and mail them to the applicant’s and the applicant’s surveyors/land use
consultants. The applicants will then
need to submit a preliminary plan to the CEO 14 days prior to the scheduled
Planning Board Meeting during which they plan to make their presentation.
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Lori will
follow up on the Henry matter with Maine Municipal Association for legal
assistance. Board members signed the
letter. The board will take up the
proposal to introduce a mining ordinance at the next regular meeting. Our new AVCOG rep is Ferg Lea – email address
flea@avcog.org. We are entitled to 16 hours of time from
avcog for assistance in ordinance etc.
Board members are to search for mining ordinance references on the web –
Lori seems to remember seeing some with a Google search. Lori will try to make time to email her
contacts at SPO and DEP regarding the changes the state has made to the
Floodplain Management and the Shoreland Zoning Ordinances to get any protocols
that need to be followed to get those changes made this year at town
meeting.
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The
meeting was adjourned at 9:10 p.m.
Next regular meeting will be held April 10, 2006. A
site visit to the Bull Run Road Property owned by Brian Johnson will be held on March 25th
at 10:00
a.m. Lori and Ed will do a site visit to the Route
126 property owned by the Gagnon’s on March 14 – Alice and Ed will do a site
visit to that property following the Bull Run Road Property site visit.
Respectfully
submitted,
Lori Blier, Secretary
Related
documents: Final Draft Site Review Application
Form, Letter regarding the Henry Variance, sketch plans and related materials
distributed by Paul Ruopp and Rick Valentine for the proposed Beechnut Lane
(Bull Run Road Property) and Cedar Lane (126 Property) Subdivisions.
