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Planning commission reviews land‑use ordinance edits, flags shoreland and lot‑size conflicts
Summary
Commission members and the CEO reviewed detailed clarifications to the land‑use ordinance — including Village Overlay District lot‑size and shoreland constraints, permit authority for commercial parking and cell towers, campsite/commercial campground rules, and agreed language on permit and fee procedures — but made no formal decisions.
The Vinalhaven Planning Commission spent substantial time on Feb. 9 reviewing technical clarifications and drafting issues in the town’s land‑use ordinance raised by Justin Van Dongan, the town CEO.
Justin walked the commission through sections where definitions, table entries and procedural language appeared to contain conflicts or omissions. Banner Moffat prepared suggested redline language for several items; commissioners reviewed questions about the Village Overlay District (VOD), dimensional standards, permitting authority, and specific land‑use table entries.
Key issues raised included the VOD minimum lot size (the ordinance lists 20,000 square feet, which Banner said leaves most existing village properties nonconforming); whether the ordinance’s land‑use tables correctly identify non‑residential, commercial accessory and industrial structures; and whether the CEO should be able to issue permits for commercial parking facilities or cell towers without Planning Board review.
Commissioners noted a tension between proposed local adjustments and the State‑mandated Shoreland Zoning Ordinance: much of the VOD lies in the shoreland zone (Indian Creek, Carver’s Harbor and Carver’s Pond), which limits how the town can change minimum lot sizes and other shoreland standards. Banner suggested aligning VOD requirements with average lot sizes where state law permits.
The commission also discussed campsite rules and a pending private‑campground permit, querying whether private downtown campsites would be allowed and whether a commercial campground application should meet commercial‑activity criteria. Members flagged omitted entries (manufacturing, warehousing, research facilities) in the land‑use tables and questioned downtown off‑street parking language that currently prohibits a required parking space from serving more than one use.
The meeting record includes agreed language edits shown in the meeting notes: clarifications that routine upkeep does not require a permit when no bedrooms or plumbing fixtures are added; that building, change‑of‑use and subdivision fees will be set by the Vinalhaven Board of Selectmen and are nonrefundable; and that residential permit applications must include drawings showing additions, floor plans, elevations and setbacks. Those edits were presented as adopted text changes in the meeting notes, but no formal vote was recorded at the Feb. 9 meeting.
Chair Wes Reed also asked about measuring building height (the ordinance calls for measurement from original grade, which disappears once construction begins); Justin said he currently uses elevation information provided on the permit application. Commissioners made no final determinations on height measurement or on changing Planning Board application submission timing.
The commission set a follow‑up meeting for March 12 at 1 p.m. to continue ordinance revisions.
No formal votes or adopted ordinances were recorded in the meeting minutes.
