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Wales Planning Board
September 14, 2004 Meeting Draft Minutes

 

 

In Attendance:  Ed MacDonald (PB Chair), Ralph Sanborn (PBM), Lori Blier (PBM), Lyndon Spaulding (PBM), Alice DiPaolo (PBM), Carol Fuller (AVCOG)

 

  • The meeting was called to order at 7:10. 
  • Lori distributed copies of the 8-31-04 meeting minutes.  A motion was made to approve the minutes as written and the board approved them unanimously.
  • Ed opened the discussion for the subdivision ordinance.
  • Carol indicated that after the last meeting, she decided not to do away with most of the strikeouts except for a couple of areas we said we’d accept or change.  There were two areas we specifically talked about being concerned with -- the open space subdivision road section and the performance guarantee section.
  • The open space subdivision road section piece (Pg. 20, G-4):  She did away with section c.  Sixteen feet is rather tight.  She changed it to town of Wales Road Ordinance.  We should make some changes to the road ordinance.  Carol referenced the letter from Steve on the Dube subdivision road.  Our ordinance is very simple.  We should make changes to the road ordinance when we make the changes to the subdivision ordinance.  She felt that we could do away with arterial and have collector, minor, private and common driveway.  Other changes should be sub-base MDOT 703.06 Type D – for upper base use Type A with MDOT 703.06.  As Steve pointed out in his letter – he noticed that culverts didn’t have enough cover.  The minimum size 15 and 24 for all except common driveways.  On maximum grade go with 12%.  We went over specifics for common driveway.  The other thing we need to add on is something about compaction requirements.  He’s got 95%, we could go with 90.  Think that if we are in agreement we need to make these changes and shore up our road ordinance so that we can push issues related to subdivision roads. 
  • On the density part of the subdivision ordinance (Page 18 – 3b) on affordable housing we wanted that section removed so she has removed it.
  • Discussion moved to the performance guarantee section (Page 23).  This restricts the options to just two.   Everything related to performance bonds and letters of credit were taken out.  If the subdivision is to be done in phases, it will be listed on the plan what portions will be complete by the end of each phase.  It will have to be in there to receive approval – it becomes part of the approval process.  The phased subdivisions are usually with large subdivisions, but the more we hold the sub dividers to completing things prior to the sale of property or issuing of building permits the more of this type of proposal we are likely to see. 
  • On small subdivisions of 3 or less, the code has been re-written to allow access from a town road (driveways).  Article 9, Section 3.c.  Sub-divisions of more than 3 shall have access only on an interior subdivision road.
  • A definition on affordable housing has been added, as well as a definition for applicant to define the ownership clause for a child of a person who has owned the property for 10 years from the date of adoption of the comprehensive plan (this was taken directly from the comp plan). 
  • A definition for road will be added to replace the current definition of street, since that is how we seem to refer to them throughout this town.
  • Ed asked about application fees.  Ralph thought we should meet with the selectmen to come up with those.
  • Carol indicated we could have developers provide escrow to have someone else go over large complex subdivision proposals.  Greene has all projects reviewed by AVCOG through a contract with them.  AVCOG bills the towns and they have to pay for it before the plans are signed.  More and more towns are doing this on the big complicated projects.  The applicants will complain, but if they want to proceed with the project they’ll do it.  Wales has this option in the ordinance as well, so we can use that.  Androscoggin Soil & Water Conservation would work with us on reviewing some applications.  The application fee is really up to the town.  She passed out a sheet of surrounding towns fees last meeting she was here.
  • Discussion turned to the changes that should be made to the road ordinance.  We should discuss with the Road Commissioner the changes we propose to the road ordinance.  We should ask him about whether or not the town uses the super-pave design.  There was some technical discussion on the difference between the super-pave and the standards prior to it’s inception – was generally decided we should let DOT play with it a while to see how it pans out. 
  • Ralph asked how we get the “specifics” or standards for roads to make sure that the roads are being done right – private or proposed town roads.  Carol indicated we should talk it over with the road commissioner to see what he’s using and if he feels that’s adequate.  Even if we stick with what we have we need to add what the gradation should be.  Carol can get us that.  We could get DOT’s current specifications as well.  We also need to add the bit about the directional drilling after roads have been done.  DOT has that rule.
  • It was asked where the home owner’s association stuff should go.  It should probably be in it’s own section.  It would apply to anything that has a private road.
  • Carol got a hold of the IF&W guy and she felt we could add his sections on placement of road crossing structures on waterways and streamside habitats and floodplains.  She passed out copies of a memo from him on this.
  • Ed asked it there was anything more on the subdivision ordinance.  There wasn’t.  We will look over the ordinance before the next meeting and advise Carol if there are any other concerns or changes.  Carol will work up the Road Ordinance changes.  She will not plan to be at the next meeting unless we get a response from SPO or something else comes up that we feel requires her attendance. 
  • Carol will send Lori a copy of the Leeds definitions ordinance in the event Wales decides to look into implementing that option.
  • The meeting was adjourned.  The next meeting will be held on the 28th.   We will make any further suggestions or changes for the subdivision ordinance and/or approve it as it stands.  We will begin the process of reworking the land use ordinance.  We will take a look at the Leeds definitions ordinance and see if that’s the way we want to go.

 

Respectfully submitted,

 

Lori Blier, WPB Secretary

 

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