ÐÏà¡±á>þÿ <Fþÿÿÿ;ÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿì¥Á7 ø¿ ?bjbjUU ¡d7|7|«:Vÿÿÿÿÿÿl2222‚‚‚–ŒŒŒ8ÄØ<–( 6(^^t2I]§©©©©©©$* J€Í‚iõ"iiÍm22^tâmmmi:28^‚t§mi§mmj‚tàÐ½\ËÅ–öŒ£œ‹ø0(Ê?.Ê‹m––2222ÙTown of Gorham SEPTEMBER 12, 2005 PLANNING BOARD MINUTES LOCALOCATION: Gorham High School Auditorium, 41 Morrill Avenue, Gorham, Maine Members Present: Staff Present: HAROLD GRANT, CHAIRMAN DEBORAH FOSSUM, Dir. of Planning & Zoning DOUGLAS BOYCE, VICE-CHAIR. BARBARA SKINNER, Clerk of the Board CLARK NEILY MICHAEL PARKER SUSAN ROBIE MARK STELMACK Members Absent: Thomas Hughes The Chairman opened the meeting at 7:00 p.m. and read the Agenda. The Clerk called the role, noting that Thomas Hughes was absent. 1. APPROVAL OF MINUTES: AUGUST 15, 2005 Michael Parker MOVED and Douglas Boyce SECONDED a motion to approve the minutes of August 15, 2005 as written and distributed. Motion CARRIED, 5 ayes (Thomas Hughes absent, and Mark Stelmack abstaining as not having been present at the August 15, 2005 meeting). [7:03 p.m.] 2. PRE-APPLICATION CONFERENCE: SUBDIVISION PLAN APPLICATION – “PLUMMER ROAD SUBDIVISION” – off 105 PLUMMER ROAD – by ALBERT & DENISE MEROLA. Discussion of a proposed plan to add 2 additional lots to the current 3-lot subdivision on 22.29 acres. Zoned Rural / Shoreland Zoning Overlay; M86/L6.002. Thomas Greer, Pinkham & Greer, appeared on behalf of the applicants and explained that the Merolas, current owners of Lot 2 of the previously approved Plummer Road Subdivision, are proposing to further divide their lot into three lots, the two new lots being 5 and 9 acres respectively. He noted to the Board that this site was originally a gravel pit which has been reclaimed. Mr. Greer pointed out that there is over 600’ of road frontage, but there is a small brook running through the site crossing Plummer Road next to the existing driveway that now accesses the site. He said that one option is to combine a driveway for the two new lots and install a new culvert and brook crossing, and another option is to use the existing driveway. Mr. Greer asked that the Board make a site walk visit to the site to look at the issues involved with access to the lots. Mr. Boyce asked if a private way would be created if the existing driveway is used to access the 3 lots. Mr. Greer said they would like to make it a driveway utility easement, and upgrade and work off the existing paved driveway, with perhaps increasing the paving thickness, as the applicants are not interested in creating a brook crossing. Mr. Greer said the drive is fairly narrow at its entrance along the brook, that the private way right-of-way width is not a problem, rather, it is making the driveway access wide enough in the first 150 feet. Mr. Greer said the houses would be sprinkled. In response to a question from Mr. Boyce about a combination of 3 driveways, Ms. Fossum replied that the ordinance is silent on the question and it is the first time it has been proposed. She said that access to the back area for sites for lots is staff’s major concern. Mr. Parker asked about the issue of shared maintenance and access for emergency vehicles on a shared driveway, and asked if a lot line shift might be possible. Mr. Grant commented that the main purpose of a private way is to provide legal lot frontage, which this applicant already has. Mr. Stelmack asked that a sketch of the proposed driveway route be provided for the sitewalk. PUBLIC COMMENT PERIOD OPENED: None offered. PUBLIC COMMENT PERIOD ENDED. Mr. Grant directed that a sitewalk be scheduled. [7:14 p.m.] 3. SITE PLAN AMENDMENT – “LAKE REGION FURNITURE dba CROCKETT INTERIORS” - 673 MAIN STREET – by CROCKET BROTHERS CORP. Request for approval of a 60’x86’ gravel snow storage area. Zoned Roadside Commercial; M12/L27 Steve Crockett, Crockett Interior principal, explained to the Board that construction vehicles used the area for parking during recent renovation construction, and the area was not loamed and seeded but left as gravel after construction ended. Now it is proposed that the gravel area be used for snow storage and not be loamed and reseeded. He said it would not be used for parking. In response to a question from Mr. Grant, Mr. Crockett replied that the Assistant Planner, Aaron Shields, said that the area had to be loamed and seeded as the plan indicated it would be. Mr. Neily commented that he had seen the area earlier in the day and believes that it should be loamed and reseeded. Ms. Robie said there should not be any snow storage or gravel in the front yard setback area. Mr. Grant said he would prefer to see the area loamed and reseeded in order to prevent it becoming an eyesore. Mr. Boyce commented that he did not feel comfortable voting in favor for this item without having seen the area; Mr. Stelmack concurred, saying he would like to take a closer look at the aesthetics. Mr. Crockett indicated he believed that the staff approved his request. Clark Neily MOVED and Douglas Boyce SECONDED a motion to postpone the item until after the Board has taken a sitewalk and at the applicant’s request. Motion CARRIED, 6 ayes (Thomas Hughes absent). [7:30 p.m.] 4. SITE PLAN AMENDMENT – “VILLAGE MALL SHOPPING CENTER” – off 104-109 MAIN STREET – by ABBA INVESTMENT REALTY, LLC, KEVIN P. GAGNON, MEMBER. PUBLIC HEARING. Request for approval of an amendment to the approved site plan of the Village Mall Shopping Center, 94 Main Street, for a 5180 sq. ft. building expansion and modifications to the façade of the shopping center by ABBA Investment Realty, LLC, Kevin P. Gagnon, Member. Zoned UC; M102/L144 & 146. Kevin Gagnon explained his proposal to the Board, noting that he is the 6th owner of the Shopping Center in the last ten years. He discussed the first phase of his project, consisting of a “face lift” of the façade of the Shopping Center and a 5180 square foot building expansion, and the second phase being an evaluation to be done by BH2M on the site as to parking lot pavement, lighting, and parking requirements and circulation within the Center. In response to a query from Mr. Grant, Mr. Gagnon replied that the facelift will take about 5 weeks, and the infill expansion would be done in the spring. Mr. Gagnon said he is requesting a waiver of the 13 parking space shortfall indicated by Les Berry, as there are some 25 to 30 parking spaces in the rear which are seldom utilized. Ms. Fossum explained that the Board can grant a waiver of the 13 parking spaces that would be required because theoretically the building expansion will not generate additional customers or staff for the current tenant. Mr. Gagnon also discussed the EIFS (exterior insulation and finish system) to be used on the building and various repairs necessary in the mortar in the back of the building and repairs to the roof. The Board discussed in detail with Mr. Gagnon the issue of signage at the site, with the result that the following condition of approval was proposed by Mr. Neily: “That a master plan for the signage as it appears on the buildings shall be brought back to the Planning Board for review and final approval before the signs go back up.” Mr. Stelmack indicated he was in favor of the condition, Ms. Robie concurred so long as it occurs before the signs go back up; and Mr. Grant concurred as well. Mr. Boyce and Mr. Parker indicated that they did not concur. The Board also discussed with Mr. Gagnon the question of illuminating the proposed cupolas, with the following condition of approval being proposed by Mr. Neily: “That within 30 days of completion of the first cupola, the Planning Board will have the opportunity to view the lighted cupola and make a decision on whether to allow the interior illumination of the cupolas. Clark Neily MOVED and Mark Stelmack SECONDED a motion to accept the two new conditions of approval. Motion CARRIED, 5 ayes, 1 nay (Michael Parker, and Thomas Hughes absent). Clark Neily MOVED and Susan Robie SECONDED a motion to waive the parking space shortfall of 13 spaces. Discussion: Mr. Boyce said he has no expectation that the waiver will necessarily be temporary; however, the shortfall may be extinguished once phase 2 comes before the Board. Motion CARRIED, 6 ayes (Thomas Hughes absent). [8:29 p.m.] Clark Neily MOVED and Mark Stelmack SECONDED a motion to grant the request for approval of an amendment to the approved site plan of the Village Mall Shopping Center, 94 Main Street, for a 5180 square foot building expansion and modifications to the façade of the shopping center by ABBA Investment Realty, LLC, Kevin P. Gagnon, Member, with conditions of approval as posted prior to the meeting, discussed within the meeting and discussed with the applicant. Discussion; Mr. Boyce commented that he will support this application in large part because this is a re-development, but if it were an application for new construction, he would insist on everything being complete within the requirements of the Code. Motion CARRIED, 5 ayes, 1 nay (Michael Parker, and Thomas Hughes absent) [8:29 p.m.] Stretch Break to 8:45 p.m. 5. PRE-APPLICATION CONFERENCE: SUBDIVISION/PRIVATE WAY PLAN APPLICATION – off County Road - by RICHARD SHIERS. Discussion of a proposed 4-lot residential subdivision on 27.5 acres. Zoned R (M4/L4.001) Les Berry, BH2M, appeared on behalf of the applicant and gave the Board an overview of the project. He said that this is a three 60,000 square foot lot subdivision on a private way, plus the remaining land of the applicant. Mr. Berry said that Lot 1 is an outsale and has frontage on County Road, and there is an access easement across what will be the private way. PUBLIC COMMENT PERIOD OPENED: None offered. PUBLIC COMMENT PERIOD ENDED. Mr. Grant directed that a sitewalk be scheduled. [8:45 p.m.] 6. PRE-APPLICATION CONFERENCE: SITE PLAN APPLICATION – off Gorham Industrial Parkway - by Wyer Island, LLC. Discussion of a proposed 13-unit commercial condominium project located on 4.72 acres on Lot 7 in the Grondin Commercial Subdivision. Zoned I (M12/L26.007) Owens McCullough, Sebago Technics, appeared on behalf of the applicant. Mr. McCullough explained that the applicant, Paul Deshaies, has developed a similar commercial condominium in Scarborough, which has proven to be very successful. Mr. McCullough described the 13-unit project, with units ranging in size from 1350 square feet up to 2000 square feet. He said that each entity would own the physical space between the walls in the units, and an association would be formed to maintain the exterior façade. He said that the type of uses could include plumbing, electrical and mechanical contractors, parties needing cold storage, and small service oriented businesses, but there would be no retail uses. He said the project would be served by public utilities, and each unit would have an allocation of 4 parking spaces, with 2 handicap spaces for the association. There would be no loading docks, it is possible for a tractor trailer truck to make the circulation movement around the building and out, but it is anticipated that panel and light trucks would use the facility based on the types of usages envisioned. Mr. McCullough indicated that they would request a waiver of the 100-foot setback down to a 50-foot setback with aggressive landscaping, with some visibility into the site from Route 25. He said that the applicant would like to have a sign on Route 25 with lettering for each of the units, as well as having some kind of identification on each unit. PUBLIC COMMENT PERIOD OPENED: Tom Ellsworth, President of the Gorham Economic Development Corporation, spoke in support of the project. PUBLIC COMMENT PERIOD ENDED. The Board discussed with Mr. McCullough the proposed buffering; landscaping and proposed plantings; architectural aspects of the buildings; the proposed elevation of the site in relation to Route 25 and the elevation of the proposed berm along Route 25; Route 25 curb cut issues; and wetland concerns on the site. Mr. Grant directed that a sitewalk be scheduled. [9:14 p.m.] 7. Adjournment. Michael Parker MOVED and Clark Neily SECONDED a motion to adjourn. Motion CARRIED, 6 ayes (Thomas Hughes absent). [9:15 p.m.] Respectfully submitted, ________________________________ Barbara C. Skinner, Clerk of the Board _________________________, 2005 4. SITE PLAN AMENDMENT – “VILLAGE MALL SHOPPING CENTER” – off 104-109 MAIN STREET – by ABBA INVESTMENT REALTY, LLC, KEVIN P. GAGNON, MEMBER. Approved Conditions of Approval 1. That this approval is dependent upon, and limited to, the proposals and plans contained in this application and supporting documents submitted and affirmed by the applicant and that any variation from the plans, proposals and supporting documents is subject to review and approval by the Planning Board, except for de minimus changes which the Director of Planning may approve; 2. That the applicant is responsible for obtaining all local, state and federal permits required for the development of this project prior to commencement of the project; 3. That all construction and site alterations shall be done in accordance with the “Maine Erosion and Sediment Control Handbook for Construction: Best Management Practices,” Cumberland County Soil and Water Conservation District, Department of Environmental Protection, dated March, 1991; 4. That the applicant shall provide property line information and site information in auto-cad format to the Town Tax Assessor prior to the pre-construction meeting; 5. That prior to the commencement of any site improvements and/or earth-moving activities associated with the approved site plan, the applicant shall arrange for a pre-construction meeting through the Planning Office, with the selected Review Engineer, Public Works Director, Fire Chief, Code Enforcement Officer and the Planning Director, to review the proposed schedule of improvements, conditions of approval, and site construction requirements; 6. That the site improvements shall be completed as shown on the approved plans prior to the issuance of a temporary or final occupancy permit for the building expansions approved under this amendment or a performance guarantee covering the remaining site improvements shall be established through the Planning Department; 7. That a master plan for the signage as it appears on the buildings shall be brought back to the Planning Board for review and approval before the signs go back up; . 8. That within 30 days of completion of the first cupola the Planning Board will have the opportunity to view the lighting in the lighted cupola and make a decision on whether to allow the interior illumination of the cupolas; and 9. That the conditions of approval shall be recorded at the Cumberland County Registry of Deeds within thirty (30) days of the Planning Board’s endorsement of the final plan, and a dated copy of the recorded Decision Document shall be returned to the Town Planner prior to the commencement of any improvements on the site. 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