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Planning board advances subdivision, buffer and cluster‑housing changes and sends draft to legal
Summary
After extensive discussion of buffers, clearing rules, road standards and septic definitions, the Bridgton Planning Board voted unanimously to forward a package of drafting changes—including raising subdivision perimeter buffers to 25 feet and adjusting certain cluster‑housing standards—to the town attorney for a public‑hearing draft.
The Bridgton Planning Board voted to forward a set of proposed subdivision and cluster‑housing amendments to the town attorney for preparation of a public‑hearing draft.
The board’s agreed drafting package includes: 1) changing the local draft language on the division of structures so the threshold reads 'four' units pending legal confirmation, 2) raising the standard subdivision perimeter buffer from 15 feet to 25 feet, and 3) clarifying cluster‑housing road and common open‑space standards (including specifying a 20,000‑square‑foot common‑open‑space option to support smaller net‑buildable lots). The board also directed staff to defer and rework proposed prohibitions on pre‑clearing (timber liquidation language) pending further research and clarified that one‑road access for subdivisions of 20 lots or more may be allowed if the fire department records a non‑objection on the project impact statement.
"We'll make the change to have a 25‑foot perimeter buffer where we allow 15 and then all subdivisions will have a 25‑foot perimeter buffer," the chair said as members indicated support for the change.
Board members discussed how to treat mobile‑home lot areas and shared septic or multi‑user wastewater systems. Consultants and members noted state subsurface wastewater rules and other statutes constrain how small lots may be for multi‑user septic systems, so the board asked town staff to provide technical follow‑up on multi‑user septic feasibility and to have legal review of any definitions used in the ordinance.
Public commenters raised two recurring concerns: that inserting state law text directly into the town code could create legal conflicts and that language intended to discourage pre‑development clearing could unintentionally penalize legitimate timber harvesting. The board responded by striking the pre‑clearing clause for further revision and by asking staff to collect example language (the board asked staff to circulate material from Brunswick as a model).
Votes at a glance - Elect Deb Brzini as Chair: approved (5‑0). - Elect Ralph Matson as Vice Chair: approved (5‑0). - Appoint Lauri Phillips as administrative assistant: approved (5‑0). - Approve May 19 minutes: approved (5‑0). - Approve June 16 minutes: approved (5‑0). - Forward drafting changes to town attorney for a public‑hearing draft (motion moved by Mr. Madson, seconded by Miss Cook): approved (voice vote unanimous).
Next steps: staff will finalize the agreed drafting language, circulate example buffer/landscape preservation language for board review, have legal prepare a public‑hearing draft, and schedule public hearings and any required workshops.
