Pownal planning board lists stormwater, septic, deed and utility requirements for proposed mobile‑home park

Co‑Chairman Todd Mellin and the Pownal Planning Board pressed an applicant on June 18 for more technical and legal documents before the board can determine whether a proposed mobile‑home park application is complete.

“Signed and stamped plans, where the septic is authorized, and the water‑quality reports” are among the items the board and its planners said must be on the next submission, Ben Smith of NorthStar told the meeting. Co‑Chairman Todd Mellin and CEO Tim Giddinge flagged engineered foundation details, a stormwater and groundwater plan, cut‑and‑fill profiles, and a utility plan.

Why it matters: Neighbors and planners said the parcel’s slope, nearby Chandler Brook and a small FEMA floodplain create stormwater and well‑siting concerns that could affect existing wells and septic systems. The board also wants clear legal documentation showing who holds title or authority to apply for development on the parcel.

Details the board listed. The Planning Board, assisted by CEO Tim Giddinge and NorthStar consultant Ben Smith, told applicant Shane Brady the submission should include: a signed and stamped site plan; an authorization letter clarifying the septic’s legal status because the tank is on property under a different name; survey‑verified well locations and water‑quality tests; engineered foundation plans or a waiver request; a stormwater/groundwater plan with cut‑and‑fill profiles and a driveway/road profile to assess steep slopes; FEMA floodplain mapping and the setback from Chandler Brook; a landscape/buffer plan; and a utility plan showing electrical/telephone/water/wastewater routes.

Standards and conflicts. Board members discussed whether state mobile‑home park rules or town road standards govern road slope and ditching. Ben Smith cited the town’s right‑of‑way and travel‑surface dimensions (minimum right‑of‑way 23 feet, travel surface 20 feet) and said the town’s road standards will generally apply. The board repeatedly asked for engineered profiles showing the driveway grade; members expressed concern that the currently drawn driveway approaches a 10 percent grade and that moving the road could affect design and costs.

Title, lease and easements. The board noted the deed submitted appeared to be a quitclaim and asked the applicant to provide proof of legal interest and any easements. “You need the correct deed for the property also. The one that was submitted was not it,” CEO Tim Giddinge said. NorthStar emphasized that the applicant must show clear title, a legally enforceable lease, or an authorized‑agent document that demonstrates the applicant’s right to pursue the subdivision and any common‑area easements for septic or water service.

Applicant responses and waivers. Applicant Shane Brady said he will request waivers for some items he views as part of later building permits (for example, foundation plans). Todd Mellin said the board will accept a formal waiver request but reiterated that many of the items are needed to evaluate stormwater and completeness. “If you want to write waivers then we can talk about it then,” Mellin said.

Neighbor concerns. In public comment, Selectboard liaison Russ Allen urged the board to be rigorous on water quality and easements for maintenance, saying the proposed layout could affect four households and that drainage valleys are present on the site. “These four families are going to depend on this. It needs to be taken serious and upfront,” Allen said.

Outcome and next steps. The board did not declare the application complete. Members encouraged the applicant to gather the technical documents and legal paperwork and indicated they will consider an extension if Brady needs more time. The item remains continued to a future meeting when the applicant returns with the requested materials.