[{"_1":2,"_123":-5,"_124":-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",[32,75,87,99,111],{"_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",6449997,"mediaKeyId","5888313-3e36568fe136886d802f08eb39417ea5","parentId",5888313,"title","Wells planners review flood-ordinance revisions; debate timing, valuation and maintenance exemptions","audioSeconds",1853,"startMs",1234000,"endMs",3087000,"viewUrl","/Search/View?dp=1&key=5888313-3e36568fe136886d802f08eb39417ea5&start=1234&end=3087","thumbnailUrl","https://assets.pipeline.soar.com/5888313-3e36568fe136886d802f08eb39417ea5/thumbnail_1234000.jpg","articleUrl","/articles/6449997/Wells/York-County/Maine/Wells-planners-review-flood-ordinance-revisions-debate-timing-valuation-and-maintenance-exemptions","mediaUrl","https://secure.pipeline.soar.com/6449997-f5239eceb069117592cd6566fcddd21e/orig.mp4?Expires=1771123178&Signature=ktARA5TXa98aNnKPLt~w24jYTXfp-dTEfZpa5sQtyZTWAVDco33024cMudlFYQvc~zpzLGt58lwPNs9ciJLGiyp3aan4VZEOto0Msa83THQKSALPS5Y2UOoJO1GISOTcbdtz49MfNpSXNcWtHwNr19IzVMfrYftyeNVikst15dfyjrtBs~2bIcV46Z9rG4~m6FgfPMv4frlZHgE-sKEuqluSFyI2Cv5foJE~memZb6bwY9SKZBsMkobpMZTkNw-wg3IlwbglokXom8o~KMuNB3tW-shGnhKVX2OkraO12z6fhFIzsX5zvPG9spIV8bJDNeKB-nu89Kf0kwWjRsTUrQ__&Key-Pair-Id=KUT5TJCACFTXG","author","Town of Wells","date","2025-10-06T22:41:46Z","article","The Wells Planning Board extensively discussed proposed changes to the town’s floodplain ordinance on Oct. 6, considering alternatives for when the 50% “substantial improvement” threshold should trigger mandatory flood-proofing and which repairs should be excluded as maintenance.

Planning staff presented two draft ordinance versions: one that would delay required flood-proofing and a second that would bring flood-proofing obligations earlier. The key policy choice is how to measure “market value” of a structure and whether the town should use a 10-year, 5-year or a lifetime period for calculating cumulative improvements that count toward the 50% threshold.

Staff and board members referenced Federal Emergency Management Agency (FEMA) guidance and the Maine Department of Environmental Protection rules in the discussion. Planning staff noted FEMA allows either an assessed-value adjustment to approximate market value or an estimate of structure replacement value (including or excluding depreciation), but cautioned the town cannot mix both methods.

Board members debated which costs should be treated as maintenance and therefore excluded from the substantial-improvement calculation. Topics raised included replacement of rotted deck stringers and joists, roofing replacement and sheathing thresholds, upgrades to plumbing and egress windows for life-safety code compliance, and bringing structural elements such as deck supports up to modern code with joist hangers or hurricane ties. Several members argued that life-safety code corrections and maintenance that address violations should be exempt from the substantial-improvement tally; staff agreed that the town’s building-code violation process already allows remedial work without counting it toward FEMA’s threshold in some cases, but said clarity is needed for consistent application.

The board discussed technical protective measures: one member recommended adding “hydraulic pressure” alongside “hydrostatic pressure” in foundation-design language, and members proposed specifying electrical and mechanical equipment ratings (for example, NEMA ratings) rather than requiring equipment to be completely watertight. Members also suggested including concrete or steel piles as preferred coastal elevation methods rather than only wood posts, citing observed failures in recent storm footage from other states.

On valuation methods, attendees discussed using insurance replacement-cost estimates or RSMeans construction cost guides as starting points and then applying a depreciation approach or, alternatively, eliminating depreciation in town guidance. Planning staff said they had drafted definitions without applying depreciation and would prepare a consolidated package to submit to the state floodplain agency (the Maine agency that administers FEMA guidance in the state) for review.

Board members asked staff to refine the draft language, to add clarifications about maintenance exemptions, and to prepare a consolidated ordinance package for state review. The board also discussed convening an additional workshop that would include the code office and potentially an insurance industry expert before bringing the proposed ordinance to a public hearing.","mediaType","Video","parentTitle","Wells Planning Board Meeting 10/6/2025","oneSentenceSummary","The Wells Planning Board discussed draft changes to the town’s floodplain ordinance on Oct. 6, weighing when the 50% substantial-improvement threshold should trigger flood-proofing and what repairs should be exempted as maintenance.","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},6450002,"Brookside subdivision continued to Oct. 20; board requires updated DEP/stormwater items and water testing",267,901000,1168000,"/Search/View?dp=1&key=5888313-3e36568fe136886d802f08eb39417ea5&start=901&end=1168","https://assets.pipeline.soar.com/5888313-3e36568fe136886d802f08eb39417ea5/thumbnail_901000.jpg","/articles/6450002/Wells/York-County/Maine/Brookside-subdivision-continued-to-Oct-20-board-requires-updated-DEPstormwater-items-and-water-testing","https://secure.pipeline.soar.com/6450002-65d0ab4e07e71a05f23112ff11a1bce8/orig.mp4?Expires=1771123178&Signature=MXQgN8qcqF7eZp-LEWtacVEv56pJLA3dXnGpT~~SDgaP--sV4JrprLTkmXcLBbn0VOhGc16yBrOaF3AgKqc6h2U0QQU2Oium~ZHvndIAczDaHXi93MqXVHgQVDoj4mnFuA6QLpTHH5krXNlZZNoBEXbVk~vGc7RogVMV-FPA93NVTChZ5SHjsfw2ywNs25av~naJAXXbSUhJ3Q2wC~mw2fhzLBCbS-MdaXfJKHimZYSws-7Lxs0NYsIjYPE~KYtAtyNNA95jNW0nBiMbNRiwwhsa-l-TulHLwW~PN68uMHxAJxG7EdmtmveJsR7wNqEaiPXl7fOiJbY5oxy0sIQjTg__&Key-Pair-Id=KUT5TJCACFTXG","The Wells Planning Board continued the Brookside Subdivision application to Oct. 20 and asked the applicant to supply outstanding permit amendments and plan revisions, including stormwater and fire-system details.

Planning staff reported the project — a 25-lot cluster subdivision on House Road that previously received extensions while awaiting Army Corps of Engineers authorization — has obtained the Army Corps permit. Staff said the applicant must file a minor amendment to the state DEP permit and complete several plan edits before final approval.

Staff identified remaining technical items: a stormwater maintenance correction (the 5-year DEP recertification language needed updating), fire-system plan notes and placement of some boulder markers at the field neck; staff said those edits would allow the fire chief to issue final sign-off once provided. The board also discussed well-water testing: although the subdivision was grandfathered under older ordinances, staff recommended and the board voted unanimously to require water testing consistent with current ordinance language.

The board also addressed accessory dwelling units. Planning staff and the applicant agreed that the subdivision would not allow ADUs; the board asked staff to add a restriction to the plan to prohibit ADUs on lots in this subdivision.

The board set a continuation for final action on Oct. 20 to allow the applicant to submit the DEP amendment, updated stormwater language and the fire chief’s sign-off. No final approval was granted at the Oct. 6 meeting.","The board continued final action on the 25-lot Brookside cluster subdivision to Oct. 20 after noting the Army Corps permit is in hand and a small DEP amendment and stormwater and fire-plan edits remain; the board voted to require updated water testing and to disallow ADUs on the subdivision.",{"_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},6450008,"Compass Point amendment received; owner seeks small deck expansion, board schedules site walk",364,528000,892000,"/Search/View?dp=1&key=5888313-3e36568fe136886d802f08eb39417ea5&start=528&end=892","https://assets.pipeline.soar.com/5888313-3e36568fe136886d802f08eb39417ea5/thumbnail_528000.jpg","/articles/6450008/Wells/York-County/Maine/Compass-Point-amendment-received-owner-seeks-small-deck-expansion-board-schedules-site-walk","https://secure.pipeline.soar.com/6450008-a610bdd11877d1b2a40c6ea35b030349/orig.mp4?Expires=1771123178&Signature=hC0BQpEgOK15a2hJ7RsEYnGn7Q1MHMYsbk~p8qqppnLwwj5l68wRrlfTagqxxuU3Cld88l4liVhWlMAD7qQLB6A4jRfs~5FK8aVRxyLPbzTG2CBrHf04uNecoWYEFx~iFX1HyLR2ap6bEmTRP8dQLsOhOu7PJEFm5FjWTAotBROJ~RloJAxsZ36w7LjLgFgFfl3fPFHQD4EUY~M7XhmL6YSaK4LuslQ7HtelQpv9ZZgzRcuGrT0qa1yeOGkSxrP~5GtbKFgIt4TvT~e6oicKnVm3KfEXH1Khq2EGjKddatCxhwo1T5QtJXTYNbk-xXsNkUDqj736u-9~bIgtYY73Iw__&Key-Pair-Id=KUT5TJCACFTXG","The Wells Planning Board on Oct. 6 received a subdivision and site-plan amendment for the Compass Point development and scheduled a site inspection for Oct. 18 at 8:30 a.m.

Lou Chamberlain of Atar Engineering presented the submission on behalf of owner Richard Dupuy and said the application seeks an amendment to expand the building envelope for Unit S2 to allow a deck that extends about 8 feet in two directions. Chamberlain described Compass Point as a mixed-use condominium-hotel project originally approved in 2018 with later revisions.

Staff asked that the board accept both the subdivision and site-plan portions of the application; the board voted unanimously to receive the filing. Planning staff noted the applicant submitted an as-built plan that revealed outstanding items from the original developer that still require completion and performance-guarantee work that remains on the town files.

Planning staff identified several specific items for correction: an extra staircase not on original plans (but apparently needed for egress), additional gravel and pavement used as parking in unapproved locations, and the need to confirm whether a 100-foot brook setback applies and whether a certified wetland delineation is required. Staff said some newly added pavement and an unauthorized parking stall will need removal unless formally approved by the association.

Chamberlain said the owner had sought association agreement for the changes and that the association had received staff review materials, but he could not state whether the association had formally accepted responsibility for completing the punch list. The board and applicants agreed to a site walk at 8:30 a.m. on Oct. 18 to observe field conditions and identify plan edits.

No final map or plan approval took place at the meeting; receipt for review and scheduling of the site inspection were the formal actions recorded.","The board received a subdivision and site-plan amendment for Compass Point allowing an 8-foot deck expansion for Unit S2, flagged several as-built discrepancies and scheduled a site inspection for Oct. 18 at 8:30 a.m.; association responsibility for outstanding punch-list items remains to be confirmed.",{"_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},6450013,"Wells planning board accepts Holiday House site-plan update, schedules site walk Oct. 18",451,71000,522000,"/Search/View?dp=1&key=5888313-3e36568fe136886d802f08eb39417ea5&start=71&end=522","https://assets.pipeline.soar.com/5888313-3e36568fe136886d802f08eb39417ea5/thumbnail_71000.jpg","/articles/6450013/Wells/York-County/Maine/Wells-planning-board-accepts-Holiday-House-site-plan-update-schedules-site-walk-Oct-18","https://secure.pipeline.soar.com/6450013-bafe143d02236d9d3177abf1ccdd3db6/orig.mp4?Expires=1771123178&Signature=YIguJwfpEGej1XEB-fGn3HxNsA2v1kTgz~JN~wR5gT7v5q1VBq~XkhkdC8jeeytvcaIeezmQtckFs~i4qrszEqa51ZcANiAtzT0aen963-pD0sFGAmtHLNvC~BOl6vHUMOgcD1XXubDq3ukXTfk7QCmtpmum4wpMfXVYzybUzDZ67V5qM1~niyY7X4S2LNEGmj4dBxqU8CjmWbNKli3Fsxzarg49o4sFTyD5WD7RGZ0UPZzFL-~mmO6m6MDkAcxBk~yIJcY-cDnkpc36lzyCVimOPVmU0yCvWwdWtpfvsQJVswkLQZ1sfABr0FrczblUSm9umiMPvWDuM5kAYUiF-Q__&Key-Pair-Id=KUT5TJCACFTXG","The Wells Planning Board on Oct. 6 received an amended site plan for the Holiday House lodging property and scheduled a site inspection for Saturday, Oct. 18, at 8 a.m.

The board received the application and voted unanimously to accept the submission for review. The submission updates boundary and existing-conditions information ahead of a lodging-license process, according to the project's engineering representative.

Jeff Aliva, representing Civil Consultants, said the firm “completed an updated boundary and existing conditions plan” this past summer and identified the locations and sizes of cottages and decks to reflect what currently exists. Aliva said many features on the property are grandfathered and that the site is within the town's zoning lot-coverage limits.

Planning staff noted several items for follow-up. Staff said the property sits within a 25-foot Route 1 hotel buffer adopted in 2013 and that the older site plan does not reflect lot-line changes that separated a front residential building into a condominium lot in the early 2000s. The board and applicant agreed the updated plan must show specific trees to be retained in the buffer and address a neighbor driveway encroachment and the presence of underground conduit and fiber work along the rear property corridor.

Board members also discussed visual site conditions: the southern peninsula of the lot is densely vegetated with a gully, while the northern edge is more lawn with a vegetation screen. Aliva said a small turnaround driveway and some gravel parking areas have existed for many years and that some site pavement and an unauthorized parking spot will need to be addressed on the updated plans.

The board scheduled a site walk for 8 a.m. on Oct. 18 and voted unanimously to hold that inspection. Aliva said he would work with staff to provide revised notes and plan changes before the next step in the review.

The board did not take a final approval on the amendment at the meeting; the receipt and the site-walk scheduling were the formal actions taken.","The Wells Planning Board received an amended site plan for Holiday House to update existing conditions for lodging license renewal and scheduled a site inspection for Oct. 18 at 8 a.m.; planner flagged hotel-buffer, tree-retention and utility encroachment issues.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6449993,"Board informed of appeal to court over preliminary subdivision approval; attorney preparing disclosure",120,3261000,3381000,"/Search/View?dp=1&key=5888313-3e36568fe136886d802f08eb39417ea5&start=3261&end=3381","https://assets.pipeline.soar.com/5888313-3e36568fe136886d802f08eb39417ea5/thumbnail_3261000.jpg","/articles/6449993/Wells/York-County/Maine/Board-informed-of-appeal-to-court-over-preliminary-subdivision-approval-attorney-preparing-disclosure","https://secure.pipeline.soar.com/6449993-82575462b567d56db95ed59307d9c209/orig.mp4?Expires=1771123178&Signature=CGmfkljcaDzGed8gJG41CCMRsUcDUOBb6pi0PIy0FqcWVFrjmsfCBKPyA~OveJfsLjLp-8ynW1gEve44Tf2BRxSrILUc~4PuGEvBD1-b5yjQRXD30MjLiHeEA8iJUsW4HWAHWtNW5Ne1oCdwRuio2GD0aF3yQzux0FKgZbvAyg-tYKy~9HpJ4I2OWlYDpyo2OPoGV8Lhjx0eFMv3pYAxmbsoB2y9ghK39Hy5vH43Ikh3HoNlUnd1moxwtukp1ux8t6rnlyF25aFYRkmVd~DgE2ekmUoyWFmQA9n0JzBjAHQ1Yu2Mc09VeHEHdBYUl4dEjl~zo-FoZmA0WPbYuQnXnA__&Key-Pair-Id=KUT5TJCACFTXG","Planning staff told the Wells Planning Board on Oct. 6 that an applicant has filed an appeal challenging a preliminary subdivision approval and that the town attorney is preparing the administrative record and required court disclosures.

Staff said the appeal concerns whether the applicant was vested at the relevant ordinance date, with one argument focusing on an age-related provision that raised objections. Staff also said the project benefited from several ordinance changes that would have improved the applicant’s position if vested; the applicant’s claim addresses whether the vesting date precedes the town’s retroactive ordinance change.

Planning staff said the attorney is preparing disclosure documents and evaluating whether responses or motions (including potential dismissal motions) will be filed. Staff said the court process for major developments typically proceeds more quickly than general civil litigation because a full-record disclosure is required.

The board did not take any formal action on the appeal at the meeting; staff will coordinate with the town attorney on next steps and any needed board participation in the administrative record.","Planning staff notified the board that an applicant has filed an appeal of a preliminary subdivision approval; the town attorney is reviewing and will prepare required disclosure for the court, and staff said the litigation may proceed on an expedited timetable under major-development rules.","actionData","errors"]

Article not found

Wells planners review flood-ordinance revisions; debate timing, valuation and maintenance exemptions

Brookside subdivision continued to Oct. 20; board requires updated DEP/stormwater items and water testing

Compass Point amendment received; owner seeks small deck expansion, board schedules site walk

Wells planning board accepts Holiday House site-plan update, schedules site walk Oct. 18

Board informed of appeal to court over preliminary subdivision approval; attorney preparing disclosure