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Planning Board Minutes 04/12/2016
I       Call to Order

Chairman Paul White called the meeting to order at 7:00 p.m.  

Present: Jim Jansz, Phil Lowe, Joe McMahon, Tina Vanasse, Paul White, Code Enforcement Officer Brandon Woolley, Recorder Maureen Scanlon.

Guests present: Steve & Bryce Girardin, Ben Bowditch, Richard Bianculli, Jason Robitaille

II      Correspondence

Prior to the start of the meeting Maureen Scanlon distributed copies of two correspondences as follows:

  • A correspondence dated April 8, 2016 from Susan Tappan in reference to “New Business” agenda item a.
  • A correspondence dated April 11, 2016 from Leona & Robert Shaw in reference to “New Business” agenda item a.
Copies of these correspondences will be included in the Planning Board file for this proposed project.

III     Open to Public Questions – None

IV      Review of Minutes (March 8, 2016)

Phil Lowe made a motion to approve the minutes from March 8, 2016 as presented.  It was seconded by Tina Vanasse.  Motion carried with all in favor.

V       Old Business    

  • CEO Updates
Nothing reported


  • Goal Setting Items
  • Voting Matrix (finalizing process)
No discussion

  • Review of Escrow Funds for “Outstanding” Subdivisions
No discussion

VI      New Business

  • Site Plan Review – Proposed Use of Property is for Auto/Marine Repair & Restoration – (Property is owned by Steve & Tammy Girardin)
(20 Stormy Brooke Road) – Map 2, Lot 34-E

Paul White acknowledged the two aforementioned correspondences received from Susan Tappan and Leona & Robert Shaw regarding this project.   

Brandon Woolley confirmed that he reviewed the application.  He stated that the application is complete and the fees have been paid.  

Paul White stated that the items brought up in the two submitted correspondences were sensible points that will be addressed during the review process.  He also stated that this property is located in the Village District and this is an allowable use in the Village District with Planning Board approval.  

There was some discussion on previously issued permits for this building and how they may affect any new permits being issued.  There was also some discussion on the prior use of this building and the proposed use.  Currently the building consists of a large garage with apartments above it.  Section 2 (Non-Conformance), Item C-4 (Construction Begun Prior to Ordinance) of the Land Use Ordinance was referenced as being pertinent to this project.  Mr. Girardin distributed an information sheet regarding the services that will be provided, fluids on site and the storage of them.  This information sheet included details on the physical aspects of the building, equipment in it and the parking lot.  
Phil Lowe made a motion to accept the application as complete.  It was seconded by Joe McMahon.  Motion carried with all in favor.  

Tina Vanasse made a motion to perform a Site Walk at this location.  It was seconded by Jim Jansz.  Motion carried with all in favor.  

A Site Walk will be held at this location on Saturday, April 23, 2016 at 8:00am.

Tina Vanasse made a motion to hold a Public Hearing on this proposed project.  It was seconded by Phil Lowe.  Motion carried with all in favor.  

A Public Hearing will be held on this proposed project at the next regularly scheduled Planning Board meeting on Tuesday, May 10, 2016.           

  • Site Plan Review – Proposed Use of Property is for an Event Venue/ Rental Hall (Garden Gate at Haley Farm) – (Property is owned by Richard Bianculli Jr. & Sarah Parrott) (432 Convene Rd.) –
Map 10, Lot 12

Richard Bianculli reviewed some of the improvements they have been making to the existing structure and grounds since they purchased the property in March of 2015.  He stated that they would like to get the Board’s full approval before making any further improvements.  

Richard stated that there is a typographical error in the application’s narrative which indicates that the parking lot will accommodate 56 cars, but there actually will only be enough room for 43 cars.  They feel that this will be sufficient for the number of guests that they intend to have at the location and they are considering providing valet parking.  Although they do not plan to utilize the woods path for access to the parking lot area at this time because of lighting issues, they do want to keep it open as an option at a later date.

Paul White stated that the location of the portable restrooms looks like it may be a bit too close to the road and suggested that they may want to move it.  This will be further examined during the Site Walk.  Paul suggested that a fence would help to hide it from the view of the road.  Mr. Bianculli stated that these are not going to be the usual “porta-pottys” that are commonly used.  They are actually “luxury units” that are one large unit and look like a small house.  They have water and electricity running to them, so there are lights inside for nighttime use.  

There was some discussion on the wetlands and stream that are located on the property with input from Brandon Woolley on his review of the property with George Sawyer.  It was determined that the slope of the land makes the parking lot area a perfect location for it to be placed.                

Brandon Woolley confirmed that the application is complete.  Maureen Scanlon confirmed that the fees have been paid.  

Joe McMahon made a motion to accept the application as complete.  It was seconded by Phil Lowe.  Motion carried with all in favor.  

Phil Lowe made a motion to perform a Site Walk at this location.  It was seconded by Joe McMahon.  Motion carried with all in favor.  

A Site Walk will be held at this location on Saturday, April 23, 2016 at 9:00am.

Phil Lowe made a motion to hold a Public Hearing on this proposed project.  It was seconded by Joe McMahon.  Motion carried with all in favor.

A Public Hearing will be held on this proposed project at the next regularly scheduled Planning Board meeting on Tuesday, May 10, 2016.  

Mr. Bianculli mentioned that at this time they do not plan on holding any scheduled events until the fall of 2017.  He also stated that food will be provided by off-site caterers, it will not be prepared at this location.  

VII     Adjournment

Phil Lowe made a motion to adjourn at 7:35 p.m.  It was seconded by Joe McMahon.  Motion carried with all in favor.





Respectfully Submitted,
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Maureen F. Scanlon
Administrative Assistant/Deputy Clerk