Standish Planning Board Meeting(continued meeting)

Standish Planning Board

Meeting Minutes

February 19, 2019 (continued meeting)

The meeting was called to order by Chairman Adam Higgins at 7:02pm. Present were Roland Cloutier, Jolene Whittemore, Deb Boxer, Pat Knight, Town Planner Zach Mosher and Jackie Dyer, Admin.to Town Planner and Planning Board. Absent was Charlie Brown.

Item #1   Tom Daniels, Apple Lane/Village View, Map 35, Lot 34/Map 10, Lot 6-A Subdivision Application (Brookstone Phase 2)-Final Approval

Jason Vafiades of Atlantic Resource Consultants was present to represent the applicant Tom Daniels. He said they are here to seek preliminary approval for the Brookstone Subdivision, Phase 2, for an additional 15 lots off from Apple Lane. He said the project had been with us for 4-5 months and he feels they are in the final plans and what will work. Mr. Higgins said he had no questions and felt the project was very well done. Mr. Higgins asked for questions from the Board and there were none. Mr. Cloutier made a motion seconded by Mrs.Whittemore that the Board should go through the determinations of completeness. All in favor.

Mr. Cloutier read through the following:

Determination of Completeness – The subdivision must meet the requirements found in Sec. 181-80 as well as 181-7.1 as the subdivision is located within the SCD. The applicant has requested some waivers from Sec. 181-7.1 (i) which is specified in a separate letter.

The proposed subdivision name or identifying title and the name of the municipality.

A.    The proposed subdivision name or identifying title and the name of the municipality. (Y)

B.     The name and address of the record owner, sub divider and designer of the preliminary plan. (Y)

C.     The number of acres within the proposed subdivision and the location of property lines, existing easements, buildings, watercourses and other essential existing physical features. (Y)

D.     The names of all subdivisions immediately adjacent and the names of owners of record of adjacent acreage. If the subdivision is located within a Form Based Code Village District, the preliminary plan shall be developed in accordance with a conceptual Connectivity Master Plan meeting the standards of § 181-7.1 as well as the requirements of § 181-80. (Y)

E.     The provisions of the Zoning Ordinance applicable to the area to be subdivided and any zoning district boundaries affecting the subdivision. If located in a Form Based Code Village District, provide a Connectivity Master Plan. (Y)

F.     The location and size of any existing sewers and water mains, culverts and drains on the property to be subdivided and any abutting properties and rights-of-way. Utilities, including but not limited to public water, data and power within 2,000 linear feet of the property, shall be identified. (Y)

G.     The location, names and present widths of existing and proposed streets, highways, easements, building lines, alleys, parks and other public open spaces. Within a Form Based Code Village District, provide the width and location of any FBCVD streets within the area to be subdivided and on any adjacent properties, and the width, location, grades and FBCVD street profiles of all FBCVD streets or other public ways proposed by the sub divider. (Y)

H.    The width and location of any streets within the area to be subdivided and the width, location, grades and street profiles of all streets or other public ways proposed by the sub divider. Within a Form Based Code Village District, the layout of FBCVD streets and lots shall conform to the applicable FBCVD street frontage type for the property. (Y)

I.      Contour lines at intervals of five feet or at such intervals as the Planning Board may require, based on United States Geological Survey datum. (Y)

J.      A soils report identifying the soils boundaries and names in the proposed development with the soils information superimposed upon the plot plan in accord with the United States Department of Agriculture Soil Conservation Service National Cooperative Soil Classification. (Y)

K.     Typical cross sections of the proposed grading for roadways and sidewalks. (Y)

L.     The date, true North point and graphic scale. (Y)

M.    The deed description and map of survey of tract boundary made and certified by a registered land surveyor, tied into established reference points. (Y)

N.    The connection with the existing water supply or an alternative means of providing water supply to the proposed subdivision. (Y)

O.    The location and results of tests to ascertain subsurface soil and groundwater conditions for sewage disposal systems. (Y)

P.     Provisions for collecting and discharging storm drainage, in the form of a drainage plan. Within the Standish Corner District, low impact development storm water standards as defined in § 181-7.1 shall be utilized. (Y)

Q.    Preliminary designs of culverts which may be required. (Y)

R.     The proposed lot lines with dimensions and suggested locations of buildings, except in a Form Based Code Village District where the building positions shall be located in more detail per the applicable FBCVD street frontage type standards. (Y)

S.     The location of temporary markers adequate to enable the Board to locate readily and appraise the basic layout in the field. (Y)

T.     All parcels of land proposed to be dedicated to public use and the conditions of such dedication. (Y)

U.     The location of all natural features or site elements to be preserved. (Y)

V.     A grading plan as may be required for any or all lots as determined by the Planning Board. (Y)

W.    The preliminary layout of any bridges required. (NA)

X.     The full extent of any floodplain(s) as shown on the most current version of the Federal Emergency Management Agency maps. (NA)

Y.     Any areas within the proposed subdivision that may be used for a stump dump or for gravel or fill removal. The size of these areas and the expected extent of time these areas will be utilized shall be included with the application. (Y)

Z.     For a conservation subdivision, a conceptual long-range development plan showing the potential utilization of the lots and the balance of the parcel. (NA)

Mr. Cloutier made a motion seconded by Mrs. Whittemore to find the application complete.  All in favor. The applicant was granted preliminary approval with the following conditions of approval:

All work shall be in conformance with the submitted plans and other materials prepared by Andy Nadeau of Horizon Engineering and Jason Vafiades of Atlantic Resource Consultants. Those plans consists of 13 sheets, sheets 1-3 entitled “Brookstone Phase II” supplied by Horizon’s Engineering, and sheets c-101 through c-303 supplied by Atlantic Resources Consultants. 

No deviations from the approved plan are permitted without prior approval from the Planning Board for major changes, and from the Code Enforcement Officer for minor changes. The determination of major or minor shall be made by the Code Enforcement Officer.

Project infrastructure results in 3,572 square feet of wetland fills.  No additional filling or alteration of wetlands on individual lots shall be done without the appropriate state or local approvals.

The street impact fee per code section 181-123 b. Will be determined prior to final approval. A street light impact fee per code section 181-123 c. Will be$1,800 per streetlight. The applicant is proposing three streetlights. Both impact fees shall be paid prior to sale of any lot.

Any waivers granted by the Planning Board should be noted on the final subdivision plan.

The conditions of approval from the November 2018 Planning Board subdivision approval are still in effect for Brookstone Phase I lots.

Total project impervious area is 41,984 square feet.  Prior to construction, a MDEP storm water permit by rule – Maine construction permit shall be submitted to the MDEP and Town of Standish.

All driveway entrances shall be as approved through a street opening permit by the Public Works Department. Exact driveway curb cut locations for each lot shall be chosen by the applicant and approved by the Public Works Director prior to placement of the base pavement.

The Standish Public Works department reserves the right to require additional work beyond, and in addition to the improvements shown on this plan as field conditions require. Any changes made during construction shall be coordinated with and approved by the Standish Public Works Department.

The establishment of a homeowner's association was required by the Standish Planning Board for approval of this subdivision only to the extent said association was necessary to ensure perpetual maintenance of the fire protection system, storm water quality and quantity management infrastructure, and associated easements. This endorsement specifically excludes: approval of deed restrictions that are unrelated to the aforementioned maintenance responsibilities, protective covenants, homeowner's association by-laws, any and all other functions of said association.

The Town of Standish shall be responsible for maintenance of the roadways and roadside ditches and culverts within right of way upon municipal acceptance. The homeowners association shall be responsible for maintenance fire protection system plus all storm water quantity and quality management infrastructure, and associated easements. The Town of Standish reserves the right to direct storm water runoff to the association’s drainage and storm water quantity and quality management infrastructure, and associated easements as depicted on subdivision plans. The developer shall be required to maintain all improvements and provide for snow removal on streets and sidewalks until acceptance of said improvements by the Standish Town Council.

All stump burial and burning shall occur in the area noted on subdivision plan and shall comply with local, federal and state regulations. This stump dump is to be used during roadway construction. When roadway construction has been completed, stump dump to be graded to drain (maximum 3:1 slope) then loamed and seeded in accordance with erosion and sedimentation control plan. Contractor is responsible for complying with these procedures.

As built drawings showing location of all underground utilities and storm water infrastructure should be provided at applicant’s expense prior to acceptance of street.

§ 181-83. Performance guaranty. A performance guaranty shall be provided to insure the completion, proper installation and maintenance of all street grading, paving, storm drainage, utilities and other improvements for public benefit or use in accordance with § 252-22 of chapter 252, streets and sidewalks. Where the Planning Board has approved a phased development, public improvements both on- and off-site shall be assigned to a phase of the development as part of the Planning Board’s approval of the subdivision. The applicant shall be required to maintain all improvements and provide for snow removal on streets and sidewalks until acceptance of said improvements by the legislative body.

All site work to be performed in accordance with best management practice standards described in the "Maine Erosion and Sediment Control Handbook for Construction," published by the Cumberland County Soil and Water Conservation District, and the Department of Environmental Protection. The design engineer shall inspect the erosion and sediment control during the construction process and direct improvements as necessary.

The applicant shall be responsible for providing the following basic services until street acceptance:

Snow plowing of all ways in a manner similar to that provided by the Town of Standish;

Maintenance of all roadway surfaces, drains, sewers and other utilities;

Installation of street signs and lights. Lights are to be energized no later than at the time of issuance of the certificate of occupancy to the first occupied residence in the subdivision;

Item #2      Cold Brook Estates, DBA- A & H Land Development, (Jenni Lane), Boundary Road, Map 8, Lot 9- Subdivision Amendment

Craig Burgess from Sebago Technics was present to represent the applicant, A & H Land Development. He said this is just a subdivision amendment that reduces the lots by 9, which were bonus lots. They are asking for this as they are not going to extend the water main as it would not be cost effective for them. There would be a need also for a booster pump which is very costly. DEP is involved in this also and they hope to have their approval in the next month or so.

 Mr. Higgins asked if any members of the Board had questions and Mrs. Boxer said she just wanted to bring up the trails there and could it be put back on the plan so the trails can still be used. Craig said they have rerouted some of the trails and tie them back into Jenni Lane. He said they can still do some revisions and tie them into other lots where they were.

Mr. Cloutier said they had a workshop a month ago and there were discussions about Conditions of Approval. He is reading down through the Conditions on page two of the plan and feels that Conditions 13 and 14 are redundant and need to be omitted from Sheet 2.Those were already addressed earlier in the conditions. A motion from Mr. Cloutier to remove them was made and seconded by Mrs. Boxer. All in favor.

There were no other comments and Mr. Mosher said he was all set and would be looking for the DEP approval in a month or so. A motion to approve this application was made by Mr. Cloutier and seconded by Mrs. Boxer with the following conditions of approval. All in favor.

All work shall be in conformance with the submitted plans and other materials prepared by Craig Burgess, PE of Sebago Technics entitled “Amendment to Cold Brook Estates Subdivision” which consists of 23 sheets and is revised through 2/7/2019.

No deviations from the approved plan are permitted without prior approval from the Planning Board for major changes, and from the Code Enforcement Officer for minor changes. The determination of major or minor shall be made by the Code Enforcement Officer.

The original conditions of approval from the November 4, 2008 Planning Board subdivision approval are still in effect. (13 and 14 will be removed from final plan)

The applicant is required to obtain a Site Law Location Development permit amendment which includes a nitrate study review and approval from MEDEP prior to the start of construction.

The fire cistern tank shall be installed prior to the issuance of any building permits.

The meeting was adjourned at 7:25pm.