Vinalhaven Planning Board denies rebuild of storm‑destroyed cottage, approves two homes, a demolition and tables three applications

The Vinalhaven Planning Board on Jan. 14 denied a permit to rebuild a nonconforming structure that was destroyed in the January 2024 storm, approved permits for two residential projects and a demolition, and tabled three other applications pending additional documentation or agency approvals.

Board Chair Banner Moffat moved to deny Lynn Emerson Whitney’s application to replace a building at 453 Zekes Point Rd after the board concluded the structure — which the record states was 100% damaged in the Jan. 2024 storm — is nonconforming because it sits too close to the shoreline and is not a water‑dependent use. Under the town’s Land Use Ordinance (LUO), replacement of a nonconforming structure must occur within 18 months of damage; the board found that timeframe had elapsed. The motion to deny, seconded by Brendan Meagher, passed unanimously, 5‑0.

The board approved a conditional permit for a new single‑family dwelling at 18 Berry Lane filed by owners John M. Iverson with applicants Megan Iverson and Will Edwards. The board noted the plot plan, 911 street number and plumbing permit were provided and approved the permit contingent on the Local Plumbing Inspector (LPI) approving the property’s water supply system. The board also noted the proposed 6' x 8' x 16' composting toilet accessory structure may be approved administratively by the CEO under the LUO.

An addition at 10 Clayter Hill Rd submitted by Elizabeth Young and Kristine Davidson met LUO requirements and was approved. The board also approved a demolition permit for an open shed at 137 Long Cove Rd (50' x 16' x 24') after finding there were no abutters within 500 feet and the applicant owns surrounding lots, allowing the board to waive the 30‑day abutter‑notification waiting period. All three approvals passed with board votes recorded in the minutes (see actions list below).

The board tabled three applications: a shoreland pier/floating structure proposed by Richard Carlsen for 17 Creeds Cove Rd, a subdivision application for Old Salt Place submitted by Fishrock Properties LLC (Niall Conlan) pending a survey and deed covenant review, and a change‑of‑use proposal for 431 Calderwood Neck Rd by Gregory Smith to become a multi‑site wilderness retreat; the Smith application was tabled at the applicant’s representative’s request to allow time to gather documents and for the representative to attend. Motions to table were made and seconded as recorded in the minutes and carried by the board.

The board accepted the minutes from its Dec. 10, 2025 meeting and set the next meeting dates for Feb. 4 and Feb. 11, 2026. The meeting adjourned at 7:40 p.m.

Votes at a glance • Deny — 453 Zekes Point Rd (Lynn Emerson Whitney): motion to deny by Banner Moffat; seconded by Brendan Meagher; vote 5‑0. • Approve (condition) — 18 Berry Lane (John M. Iverson / Megan Iverson & Will Edwards): motion by Banner Moffat; seconded by Brendan Meagher; vote 4‑0. Condition: LPI approval of water supply system. • Approve — 10 Clayter Hill Rd (Elizabeth Young & Kristine Davidson): motion by Banner Moffat; seconded by Brendan Meagher; vote 4‑0 (PB#26‑02). • Approve — Demolition permit, 137 Long Cove Rd (Evan Thompson / Jeff Aronson): motion by Banner Moffat; seconded by Brendan Meagher; vote 5‑0 (PB#26‑03). • Tabled — 17 Creeds Cove Rd (Richard Carlsen): motion to table by Banner Moffat; seconded by Steve Brock; vote 4‑0. Reason: DEP and Army Corps approvals required. • Tabled — Old Salt Place subdivision (Fishrock Properties LLC / Niall Conlan): motion to table by Banner Moffat; seconded by Brendan Meagher; vote 4‑0. Reason: survey to be provided; deed covenant restricts lot division (1x per 5 years). • Tabled — 431 Calderwood Neck Rd change of use (Gregory Smith): motion to table by Brendan Meagher; seconded by Steve Brock; vote 3‑0. Reason: applicant representative requested postponement; public opposition noted.

Notes and context • Land Use Ordinance: The board cited the Vinalhaven Land Use Ordinance requirement (LUO, page 6) that replacement of a nonconforming structure must occur within 18 months of damage; the board found that requirement had not been met in the Whitney case. • Shoreland and federal approvals: The Carlsen pier/float application was tabled pending state (Maine DEP) and U.S. Army Corps of Engineers approvals, which are required for shoreland/shoreline structures. • Public participation: Several members of the public attended and spoke in opposition to the Gregory Smith change‑of‑use application; the minutes record public attendance and objections but do not quote individuals.

What the board did next The board accepted Dec. 10, 2025 minutes, scheduled meetings for Feb. 4 and Feb. 11, 2026, and adjourned at 7:40 p.m.