[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6458459,"mediaKeyId","5813350-14f5b38229253e557d76cc71b3865b37","parentId",5813350,"title","Planning Board reviews options for revising town floodplain ordinance after map changes","audioSeconds",2182,"startMs",1870000,"endMs",4052000,"viewUrl","/Search/View?dp=1&key=5813350-14f5b38229253e557d76cc71b3865b37&start=1870&end=4052","thumbnailUrl","https://assets.pipeline.soar.com/5813350-14f5b38229253e557d76cc71b3865b37/thumbnail_1870000.jpg","articleUrl","/articles/6458459/Wells/York-County/Maine/Planning-Board-reviews-options-for-revising-town-floodplain-ordinance-after-map-changes","mediaUrl","https://secure.pipeline.soar.com/6458459-82157aae87801e464a808a25a88ab7b5/orig.mp4?Expires=1775873093&Signature=WArfjX9ASJpQ9bDDhlr-QsoV7mqCaujbE3q04KF5X73Krziou9fCfMv2I9MfYt-J-X92lL-6TmuppeLOfqpRbV1M1uvV9VTYl-kiiLN4hrd0dtOdfbmmzRjqXTbBAXlBxAAd6ix4b8aZPVucaK0nOKouN-Z-jre-E4WeYPW5g35nlcO2FiewsouEN-LoAvyNhO7ushVXXBjrMVjj9LVuc9VVg9VHxZS-7BdNPLQjNjEpOto1QGrJk6Yrd46hZ6KXjanza3A12uCs1GphfSCNDiCQeQjSmoXf6zvvzCE1hn3oQckMWunt0QFAAAlHhR6fqPz7hXJY5avuvklRFxAgAA__&Key-Pair-Id=KUT5TJCACFTXG","author","Town of Wells","date","2025-09-23T00:24:33.653Z","article","Planning staff presented a marked‑up draft of the town’s Chapter 116 floodplain ordinance and outlined options for how the town calculates “substantial improvement” and how it values structures for that test.

Staff noted the current local rule applies the life‑of‑structure approach for the improvement threshold: improvements or repairs that exceed 50 percent of the value of the existing structure trigger flood‑proofing requirements. Staff reviewed alternatives used by other jurisdictions — for example, five‑ or ten‑year look‑back periods — and said the town must choose a direction because valuation definitions and the chosen time period affect when homeowners are required to bring structures into compliance.

Staff recommended adding clearer definitions to the ordinance (for example, to distinguish replacement from maintenance and to define market value or replacement value) so applicants and staff can apply the standard consistently. The staff memo proposed using replacement value (the higher figure on the tax card) rather than a depreciated value, which would cause the substantial‑improvement threshold to be reached sooner; staff cautioned that different choices would either accelerate or delay when owners must elevate or flood‑proof structures.

Board members raised a range of concerns: some said a lifetime standard forces owners to make costly flood‑proofing sooner and can deter sales or renovations; others said earlier flood‑proofing reduces storm damage and long‑term town costs. Participants described practical problems under the current approach, including limited contractor capacity (raising many houses could exceed local contractors’ availability), challenges with how permits and separate flood permits are tracked, and examples where routine maintenance was being counted toward the value test. Staff suggested a menu of definitional changes that would treat items such as reshingle work, window replacements and certain deck repairs as maintenance rather than replacement when appropriate, though staff acknowledged FEMA acceptance of such changes is not guaranteed.

The board discussed the town’s July ordinance change that reset the improvement calculation to zero for all properties as of the ordinance change date; several board members noted that reset had short‑term equity effects. Members also discussed whether any change back to a multi‑year look‑back should retain or remove that reset and how that would affect current owners. The board asked staff to draft ordinance language reflecting options discussed, including (1) a defined list of maintenance items excluded from the improvement calculation, (2) replacement‑value versus depreciated‑value approaches, and (3) look‑back periods (5 or 10 years) as alternatives to the life‑of‑structure approach.

Staff and board members also discussed process issues: whether to allow initial building occupancy while lengthy DEP or FEMA approvals proceed, how to handle multiple flood permits and permit amendments for work performed under a single building permit, and how map changes can alter whether a property remains compliant over time. No formal ordinance change was adopted at the meeting; staff will prepare draft revisions for future board consideration.","mediaType","Video","parentTitle","Wells Planning Board Meeting 9/22/2025","oneSentenceSummary","The board discussed proposed revisions to Chapter 116 (flood ordinance), including whether to use life‑of‑structure versus 5‑ or 10‑year look‑back periods for substantial‑improvement calculations, how to value structures (replacement vs. depreciated), and possible definitions to distinguish maintenance from replacement.","taxTitle","Wells, York County, Maine","taxId",54744,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6458463,"Board grants 60‑day continuance for Condon’s Donuts site plan after sidewalk inspection",288,1362000,1650000,"/Search/View?dp=1&key=5813350-14f5b38229253e557d76cc71b3865b37&start=1362&end=1650","https://assets.pipeline.soar.com/5813350-14f5b38229253e557d76cc71b3865b37/thumbnail_1362000.jpg","/articles/6458463/Wells/York-County/Maine/Board-grants-60day-continuance-for-Condons-Donuts-site-plan-after-sidewalk-inspection","https://secure.pipeline.soar.com/6458463-055e20345603f4c01e88161cafbc3f99/orig.mp4?Expires=1775873093&Signature=JGl0g8yhSHmhR8DiX7GMjCM9u6K~9WSMHJAkZXJgMQJJDIoLmHalR5x9shc7IYSwtAGVVjHGZHX0NCw-L24AE3xmoEruzRVHe1I1vy34xNjesrVEYb7ZvmO2dsbGernruhFZ1nlwkK86PEKGaOpa9BeVOWPjKU2tObTydw2ofcXHLVcXHc6F9iIRe0AIgdaiBueKebnoreqmWvJGjrKCGnIhndje44Md~16GX1Xq01WG61Dfgs7JrV10nrJsAOEO-m3uHwi61RusKQ5vkS9Ei9eV6RIST1yBmGNrVsQISktY6bFjI5259JBjcBEPHhTyau9ywgNoszrk9zGws7DQnw__&Key-Pair-Id=KUT5TJCACFTXG","Owners and representatives for Condon’s Donuts appeared for a Sept. 18 site walk and a Sept. 22 planning‑board update. Planning staff summarized observations including a new patio area, movable arcade building sited over a utility easement, proposed picnic and seasonal portable‑toilet areas, a shed location and possible dumpster locations. Staff also described a focal stormwater treatment system required by DEP and said the system is costly; the applicant’s engineer said alternative designs were under consideration but any change would require modification to the DEP stormwater permit.

At the site walk staff noted the new building stakeout, visibility of neighboring commercial properties through trees, and options for an enclosed dumpster. Staff recommended a 60‑day continuance to allow the applicant to submit a revised site plan showing which items are already installed versus still proposed, and to develop an alternative stormwater design if feasible. The board voted unanimously to grant the 60‑day continuance.

Staff and the applicant discussed the possibility of completing building construction and obtaining building occupancy while working through DEP permitting for the stormwater changes; staff said the stormwater treatment serving the new building should be completed prior to occupancy of that building but that an alternative design could be accepted as part of planning approval provided a deadline to install either the approved or DEP‑approved system is set.

Owners attending included Julian Shaw and Chris Shaw. Staff told the board it would expect the applicant to return with revised plans and, if an alternative stormwater design is pursued, documentation for DEP review. No formal enforcement or fines were recorded for this item in the transcript.","Following a site walk, the Planning Board granted a 60‑day continuance for Condon’s Donuts to finalize stormwater design, dumpster location and other site elements; staff recommended a planting deadline and stormwater design review prior to occupancy of a new building.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6458466,"Planning Board delays action on Shaw's distribution center after site‑walk finds unpermitted work",676,548000,1224000,"/Search/View?dp=1&key=5813350-14f5b38229253e557d76cc71b3865b37&start=548&end=1224","https://assets.pipeline.soar.com/5813350-14f5b38229253e557d76cc71b3865b37/thumbnail_548000.jpg","/articles/6458466/Wells/York-County/Maine/Planning-Board-delays-action-on-Shaws-distribution-center-after-sitewalk-finds-unpermitted-work","https://secure.pipeline.soar.com/6458466-8eab6267dba21da8d919658ce3519356/orig.mp4?Expires=1775873093&Signature=i67O5gGl5yY82ACJ4ACEY7ydbklPZjUI-8Zxec64vFr~ndJoVG3sQ0f3JJdaVL7WtKrm1obGNIuFVNej2KU~ISly6PCZQTuvhkEJ49K4zuS~BM2fpRN~gK~5VlUP2SMKYMGYwH1mG~Pk40IgqR7R4NkVMkbPo5lQSy1xNSQpm9zWjnsGAwvncHKzXGI2STE0P3iu05IB0GAbrqyeO1~clwJW5ES6UG66wMXIhQiMNqwMHgIDnDaU5socrKCKbswxAeJjzkVKtuH0PCjy4XDxn7nQ6NCA8jmYkWa9InxnNPUBHZ0kuRhrn~d7nJswqCvImXsmuiwlBpIvoeNTl586Wg__&Key-Pair-Id=KUT5TJCACFTXG","The Town of Wells Planning Board on Sept. 22 voted to delay action on a site-plan amendment for Shaw's distribution center after a site walk and staff memo documented items constructed without required approvals.

Jason Haskell of DM Roma Consulting Engineers attended for the applicant, Shaw's Realty Company. Planning staff said a site walk on Saturday observed a newly installed truck scale, expanded truck parking along Spencer Drive, storage containers not shown on the approved site plan, and a widened entrance with an extended culvert. Staff told the board that the scale and certain parking areas were installed without required planning‑board site‑plan amendments and without building permits.

Staff recommended the applicant submit after‑the‑fact building permits for the scale and container units and suggested reestablishing a vegetative buffer along Spencer Drive. The memo flagged that a 40‑foot buffer is required in the LI (light industrial) zone and that the applicant’s consultant had asked to reduce that to 35 feet; staff advised the planning board that it cannot grant variances to that section of the ordinance.

At the meeting board members discussed options including setting a deadline for revegetation and requiring submittal of building permits and contractor affidavits to verify how the items were built. One board member argued the review should stop until the violations were corrected; the board voted unanimously to delay action on the site‑plan amendment until staff can confirm the required corrections have been made and required permits submitted.

Staff said they would re-inspect the site after the gravel is removed and vegetation established, and that after‑the‑fact permits for prefabricated containers are typically straightforward to submit; the truck scale and electrical connections would require additional documentation (including whatever state approvals exist for electrical connections). Staff noted the applicant indicated plans to revegetate the impacted shoulder and planting area and that October and early autumn planting is possible, with a tentative target of completing revegetation by mid‑October or by spring if weather prevents survival.

The transcript records that the board indicated it expects building‑permit applications and fines where applicable before the board will advance the applicant's site‑plan amendment.","Following a Sept. 22 site walk, the board paused review of a site-plan amendment for Shaw's distribution center and instructed the applicant to correct violations, submit after‑the‑fact permits and revegetate a gravel area used for containers.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6458472,"Planning Board approves Hawks Nest subdivision findings and signs plans",489,70000,559000,"/Search/View?dp=1&key=5813350-14f5b38229253e557d76cc71b3865b37&start=70&end=559","https://assets.pipeline.soar.com/5813350-14f5b38229253e557d76cc71b3865b37/thumbnail_70000.jpg","/articles/6458472/Wells/York-County/Maine/Planning-Board-approves-Hawks-Nest-subdivision-findings-and-signs-plans","https://secure.pipeline.soar.com/6458472-a6d02d2676c71f9a5baf3c7b9ae37be4/orig.mp4?Expires=1775873094&Signature=INzcPNzqmS06rpDxmDrwGguK-DSQ4cxy6exrT4Nn891ZsCAKgq8W2YsqUhZPi4rN-F5g3VGxNUys27iKUkUJo2Nwp6lQI~81QT9~vBLqaC6UYZjs2tBRsfwRg6BjnJ1CzeMxb34A0P9C3qLukRtcP1huMiLAS9O8F80B9JgAZignU03qwHuFiB-qaAbqY7dqe3LKj-COw0Cp1ov-X1~Z-9lkI0WoKRZ4PXtK4PcD1Bj2kiGuP9Uqm-zLT1ly9a1z5jddwd2bhRdG61vn12eVLHa-5uUt8-jsdUop2hX08oqs66gI6vfiKzZ0kB0hUV0Xn2Yh75k34YzjhwMnMeJwAQ__&Key-Pair-Id=KUT5TJCACFTXG","The Town of Wells Planning Board on Sept. 22 voted to approve the Hawks Nest subdivision and to sign the final plans and findings after staff review found the application met applicable subdivision standards.

Staff presented a packet of draft findings and a compliance memo for the new subdivision and recommended the board make the required determinations under the town subdivision ordinance. The board heard that the plan provides 48.7 percent open space (about 7.8 acres) and that the proposed homeowners association would own and maintain the open space. The staff review also described proposed private drilled wells, individual subsurface sewage disposal systems, residential sprinkler systems for fire protection, a hydrogeologic assessment, and a stormwater management plan prepared by Empire Engineering.

The board moved through the required findings, including open-space retention, lot and block standards, utilities and required improvements, streets and cul-de-sac design, erosion-control practices, and performance guarantees. Staff told the board that monumentation, water supply, fire protection and sewage disposal were listed on the submitted plans and that the proposals met the applicable code sections. The packet included references to the town’s subdivision criteria and specific plan notes called out on the plan (for example, note 5 for wells and sewage and note 11 for underground utilities).

After the staff presentation, board members moved and seconded a series of motions to adopt the findings for each code standard; the transcript records those votes as unanimous. The final motion recommended that the planning board approve the subdivision, sign both the plans and the written findings at the end of the meeting.

The board recorded no additional conditions beyond the standard and special conditions listed in the findings; staff indicated they would sign the documents at the end of the meeting. No public objections or appeals were recorded in the meeting transcript for this item.

The board’s action completes the planning-board level approval; the transcript does not specify subsequent permitting steps, building permit timing or any appeals period.","The Town of Wells Planning Board voted to approve findings and sign plans for the Hawks Nest subdivision after staff recommended the proposal met subdivision standards including open-space, utilities, streets and performance guarantees.","actionData","errors"]

Article not found

Planning Board reviews options for revising town floodplain ordinance after map changes

Board grants 60‑day continuance for Condon’s Donuts site plan after sidewalk inspection

Planning Board delays action on Shaw's distribution center after site‑walk finds unpermitted work

Planning Board approves Hawks Nest subdivision findings and signs plans