Planning board delays decision on Seaview West propane‑tank relocations after heated debate over buffer and setback rules

WELLS, Maine — Developers of Seaview West Campground told the Town of Wells Planning Board on July 21 that they need more time to resolve where to place propane tanks that must be moved to meet state safety rules. The board granted a 60‑day extension while the applicant investigates alternatives and seeks state‑inspector guidance.

Why it matters: The site includes more than 200 camping sites; staff and the state inspector told the applicant that some tank placements must shift to meet safety setbacks from buildings and overhead lines. The proposed locations raised a dispute about whether utility tanks are considered “structures” for setback purposes and whether placing tanks in the campground’s required 25‑foot vegetative buffer would set an undesirable precedent.

What was discussed: Planning staff summarized a state inspector’s letter saying the only practical location for many tanks — given unit locations, overhead transmission lines, and clearance requirements — would be inside the campground buffer zone. Board members and nearby property advocates pushed back, saying the buffer is intended to be left vegetated and that setback rules normally prevent placing installations in the setback. The applicant presented alternatives: using multiple smaller tanks (30‑pound cylinders) mounted at the front of each park model, installing a single bulk tank elsewhere on the property and running buried service lines, or upgrading to newer small tanks and relocating them. The applicant said a large underground bulk tank is impractical because the site is ledge and there is no obvious location for a large tank.

Numbers and logistics: Staff said the campground has “just over 200” sites and the specific row under discussion contains roughly 25 tanks. The state inspector’s setbacks for tanks relative to overhead transmission lines were presented as pushing possible tank sites close to the property line. Planning staff noted that the town’s RV‑park buffer standard is 25 feet and that generator equipment had previously been treated as a structure because it could not be moved within a short time frame; town code currently treats propane tanks as utilities rather than structures but board members questioned whether repeated, permanent placement in the setback would constitute a de facto structure.

Board response and next steps: Several members said they were reluctant to allow tanks in the buffer or in the setback. The board asked the applicant to pursue several alternatives: consult further with the state inspector about smaller tanks and front‑of‑unit placement, obtain specific location confirmation from the inspector, and explore whether a bulk tank with buried feeders is feasible. The board granted a 60‑day extension to give the applicant time to return with clearer options.

Ending: The planning board did not approve any change to the campground plan; it gave the applicant 60 days to pursue alternatives and report back.