Town of Gorham
April 23, 2001
AGENDA MINUTES
LOCATION: Gorham High School Auditorium, 41 Morrill Avenue, Gorham, Maine
Members Present: Staff Present:
HAROLD GRANT, Chairman DEBORAH FOSSUM, Dir. of Planning & Zoning
CLARK NEILY, Vice-Chair NATALIE BURNS, Esq., Town Attorney
DOUGLAS BOYCE ESTHER PELLETIER, Acting Clerk of the Board
N.A. MARTIN
RICHARD SHIERS
SUSAN ROBIE
Member Absent: Staff Absent:
MICHAEL PARKER AARON SHIELDS, Assistant Town Planner
Chairman Grant called the meeting to order at 7:00 PM and introduced the Agenda. Ms. Pelletier called the roll.
1. APPROVAL OF MINUTES: APRIL 2, 2001
Clark Neily MOVED and N. A. Martin SECONDED a motion to accept the minutes of the April 2, 2001 Planning Board meeting as printed and distributed. MOTION CARRIED 6-0 (Parker absent).
2. DISCUSSION - GRAVEL PIT EXPANSION/SITE PLAN - H-PIT - off SEBAGO LAKE & GAMBO ROADS - SHAW BROS. CONSTRUCTION
Discussion on a proposed gravel pit expansion off Route 237 and adjacent recreational facilities located off Gambo Road. Zoned Rural/Shoreland Area Protection (R/SL) Map 71/Lots 6, 6.010, 12, 14, 15; Map 72/Lots 18, 19, 20, 25.003.
Walter P. Stinson, P.E., BH2M, introduced himself and Daniel Shaw of Shaw Bros. Mr. Stinson presented the site plan and aerial photograph. Mr. Stinson outlined the applicant's requests to: excavate below the water table within the pit (a request made pursuant to Ordinance amendments which the Town Council approved April 3, 2001); expand the H-Pit's area of excavation (while maintaining buffers currently in place along Rt. 237); create a multi-use recreational area; and to work with the MDOT to create a trail connector segment and trailhead facility with parking. Mr. Stinson stated that the applicant intends to grant an easement to the MDOT through Lot 3 in the Riverwood Subdivision. Mr. Stinson also stated that the applicant intends to ask the Town to abandon a portion of the Gambo Road, noting
that the Gambo Bridge and Gunpowder Mills will be reached via a new access road. Mr. Stinson reminded those present that there will be a public hearing on this proposal on May 7, 2001. Mr. Stinson concluded by saying that a hydrogeological study has been completed, and that the applicant will need to obtain a MDEP variance permit to excavate below the groundwater table once approved by the Planning Board.
Lester S. Berry, P.E., of BH2M, presented the concept plan of the recreation park. Mr. Berry described three aspects of the plan as follows: (1) The gunpowder mill site, where the existing dam will be replaced [by Sappi] and canoe launches will be placed above and below the dam; (2) the Mountain Division Trail by MDOT with a pedestrian bridge along the river to a parking area; and (3) Shaw Park, a recreational area with a beach, boat launch, bathhouse facility, covered picnic area and ball field.
The Board Chairman asked the Town Planner if she had any information to add. Ms. Fossum answered that Mr. Stinson and Mr. Berry had addressed her own points adequately.
Mr. Grant stated that the Board spent three hours at the site on Saturday, April 21st, and that he was of the opinion that the project would be a great benefit to the Town for recreational activities.
PUBLIC COMMENT PERIOD: None offered.
Mr. Shiers asked the Town Planner to outline which aspects of the application fall under the realm of Planning Board review and approval. In response, Ms. Fossum listed the following parts of the proposal: (1) a request to mine below the water table; (2) a request to reduce buffers between the H-Pit and certain abutting properties; (3) a request to expand the H-Pit north of Gambo Rd.; (4) a proposed multi-use recreational park site plan and land improvements associated with this park; (5) a connector trail between the Gambo Bridge and the Mountain Division right-of-way (Ms. Fossum noted that the trail itself would not be subject to review by the Town where it follows the MDOT right-of-way); and (5) a blasting permit. Ms. Fossum stated that the Town's Director of Recreation, Cindy Hazelton, was unable to
attend the meeting, but that she intends to make the May 7th public hearing.
The Chairman referred to the second page of the Planning Board agenda memo, noting that the request to allow reductions in the required buffers between the pit operations and certain abutting properties, is currently under consideration by the Town Council and scheduled to be heard by the Council again on Tuesday, April 24th. Mr. Grant stated that if the Council adopts the amendment, it would take effect 30 days later, or on May 24, 2001.
In response to N.A. Martin, Mr. Dan Shaw replied that the proposed hours of operation for the pit expansion would be the same as those in place now for the H-Pit. Referring to the applicant's proposal to excavate under Gambo Rd. and the need to ask the Town Council to discontinue the portion of road in question, Mr. Martin asked Mr. Shaw to explain how it is that Shaw Brothers is the actual owner of the fee interest in the road, with the Town holding only a public easement over that. Mr. Shaw answered that the Gunpowder Mills once owned the road and ownership of the road stayed with the land ownership.
Mr. Martin asked for more description of the access road to the trailhead to be built off Gambo Rd. Mr. Berry explained that the road would connect with a graded parking area most likely placed within the park. Ms. Fossum referred to a suggestion made at the site walk that as an option, Partridge Lane could be upgraded and offered to the Town. Mr. Neily stated his opinion that access to the park by Partridge Lane would be simpler than building a new access road and would provide a better sight distance than entrance and egress off Rt. 237. Mr. Neily asked staff to follow up on researching this possibility. Mr. Grant suggested that abutters might want to discuss the access road with staff and the applicant. Mr. Grant noted that the applicant is aware that the Town Council, not the
Planning Board, has the authority to discontinue Gambo Rd.
Ms. Robie asked the applicant what would happen if the Mountain Division Trail were not approved by the MDOT. Mr. Shaw replied that Shaw Bros. would have to construct the connector between the area of the two parks at their own expense. Mr. Shaw stated that currently, the State intends to pay for one third of the improvements, or approximately $250,000. William Pulver, Manager of the MDOT Mountain Division Trail Project, explained that MDOT is weighing cost alternatives at this time as preliminary estimates come in. Mr. Pulver stated that as MDOT waits to see if the Town approves the project, certain engineering tests and surveys are in process. He noted that the original budget estimates $420,000 to rehabilitate the bridge, a cost to be shared equally by Gorham and Windham. Mr. Pulver
stated that the total budget for the MDOT Mountain Division Trail from Gorham to Standish is $1.2 million.
At the Planning Director's suggestion, the Planning Board Chairman asked the public if anyone present would like to respond to anything discussed thus far.
PUBLIC COMMENT PERIOD REOPENED: None offered.
Mr. Shiers stated his opinion that the site walk held Saturday had been a positive, educational experience, "well orchestrated" by staff and the applicant. Mr. Shiers observed that the various aspects of the application depend upon each other. Mr. Neily echoed Mr. Shiers statement.
Mr. Stinson asked staff if the Planning Board would be able, as a matter of procedure, to grant final approval at the May 7, 2001 Public Hearing. Ms. Fossum replied that it would be possible for the Board to take action at the Public Hearing. Ms. Fossum noted that the ordinance amendment to reduce buffers would be taken up by the Town Council on April 24, 2001, and that any conditions placed on the plan, if the Board were to approve it May 7th, would be subject to the ordinance being made effective. Ms. Burns, the Town Attorney, agreed, saying that the Condition of Approval would say something to the effect that "the applicant can't begin operations in the reduced buffer setback area until the amendment becomes effective."
Mr. Stinson asked staff to provide all peer review comments in time for the May 7, 2001, Public Hearing. [7:50 PM]
3. PRE-APPLICATION CONFERENCE/SITE PLAN - INDUSTRIAL BUILDING - off NARRAGANSETT STREET - BLAKE EQUIPMENT COMPANY
Request for a pre-application conference for a proposed 5,300 SF building on 18.7 acres off Route 202/Narragansett Street. Zoned Narragansett District (ND) Map 39/Lot 4
Shawn Frank, of Sebago Technics, Inc., presented the plan. Mr. Frank stated that the applicant intends to build an access drive that will be constructed to standards for an industrial/ commercial drive to allow for future expansion of the site to the rear of the property. Other site improvements noted by Mr. Frank were the extension of public water into the site, an overhead pole light and on-site septic disposal. Mr. Frank noted that septic test pits have been dug and that the site will be graded to drain away from the property. Mr. Frank explained that a tree buffer will be left in place and that there are some wetlands on the property. Mr. Frank concluded his presentation with a reminder that a site walk has been scheduled for April 28th.
Mr. Neily asked the applicant if he was related to W.L. Blake. Mr. Larry Mills replied that he was not. Mr. Mills explained that he is a member of senior management for a 70 year-old business based in Bloomfield, CT. Mr. Mills stated that one branch of Blake Equipment Co. (with three locations currently) has operated at a site off New Portland Road for the past seven years. Mr. Mills said that the company sells equipment to mechanical contractors.
Mr. Neily asked if the materials would be visible from the road. Mr. Mills replied that a tree buffer will hide the storage of materials, both along Rt. 202 and along the access drive should the company expand to the rear of the property in the future.
Mr. Neily questioned whether the site is in the path of any bypass alternative. Ms. Fossum replied that while the property is certainly near a suggested bypass route, she could not say for certain if the route would cross through the site. Mr. Grant asked the Planning Director to inform the Bypass Committee of this proposal and to find out if the site lies within the corridor of a bypass alternative. In response to N.A. Martin, Ms. Fossum described the boundaries of the Narragansett Development District, noting that to date, there has been little development in this zone.
Mr. Grant asked Mr. Frank if he had explored the alternative of underground utilities. Mr. Shiers inquired about the current location of the sewer line on Narragansett St. Ms. Fossum answered that the line runs to the racetrack, but that public sewer does not serve the frontage of the racetrack. Mr. Frank explained that the cost to extend approximately 1,400' of sewer line would be prohibitive. Mr. Grant asked Ms. Fossum to get an estimate from Portland Water District.
Ms. Robie asked what the traffic impact would be. Mr. Frank replied that the site will generate no more than 20-30 trips per day (these being employee, not customer, vehicles), along with one 18-wheeler per day.
In response to Mr. Grant, Mr. Frank stated that the applicant hopes to develop at least one more lot, and probably not more than 2 or 3 more lots to the rear. Mr. Grant asked the applicant if he would be willing to split the cost of extending sewer with future developers. Mr. Frank explained that the applicant is already undertaking a large expense to construct a driveway to the standards for industrial use. Mr. Blake added his recollection of an estimate close to $200,000 to extend public sewer 1,600'. Mr. Blake noted that Tom Ellsworth, Gorham's Economic Development Director, suggested the site to them. Mr. Grant suggested that perhaps the applicant would be able to work with Hannaford Brothers to extend a gravity fed sewer line in the event that the supermarket chain develops the
racetrack. Mr. Frank offered to work with the Planning Director on this issue.
PUBLIC COMMENT PERIOD None offered. [8:10 PM]
4. SUBDIVISION AMENDMENT - HEARTWOOD SUBDIVISION off SOUTH STREET & WEEKS ROAD - SOLD, INC.
A request for amendment to the approved street lighting plan for Heartwood Subdivision. Zoned Suburban Residential (SR). Map 21/Lot 4; and Map 20/Lots 1 & 2.
Tom Greer represented SoLD, Inc. Mr. Greer presented the request to amend the plan to show one streetlight at each of the intersections within the subdivision, rather than three as originally proposed. Mr. Greer explained that the extra lighting is unnecessary and costly to install and operate, as CMP rents the lights at $13.50 per month, or $160/yr., for each light. Mr. Greer noted that the Town would have to absorb this expense when it accepts the road.
Mr. Grant stated that he has spoken with Gary Lorfano, the Public Works Director, who also feels the extra lights are excessive. Mr. Neily agreed that it seems to make sense to reduce the Town's cost. The Planning Director stated that the change will not impact pedestrian or vehicular safety, and that the Town Manager supports the amendment as well. Ms. Fossum explained that she revised Proposed Condition of Approval #4, as it is not necessary to record the revised lighting plan sheet at the Cumberland County Registry of Deeds. Mr. Greer stated that he would provide the Town with as-built plans at the end of the project. Ms. Fossum asked that the revised plan be submitted before the commencement construction.
Clark Neily MOVED and Douglas Boyce SECONDED a motion to grant approval of the request for amendment to the approved street lighting plan for the Heartwood Subdivision, with the attached Conditions of Approval, as posted prior to the meeting and discussed with the applicant. MOTION CARRIED 6-0 (Parker absent).
4. ADJOURNMENT
Richard Shiers MOVED and Douglas Boyce SECONDED a motion to adjourn. MOTION CARRIED 6-0 (Parker absent).
Respectfully submitted,
_____________________________
Esther J. Pelletier,
Acting Clerk of the Board
Date: April 23, 2001
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