Portland landscape architect Bob Massengale outlines 8‑lot open‑space cluster plan for Hofs Point in Waldoboro

Bob Massengale, a Portland‑based licensed landscape architect, told the Waldoboro Planning Board he and his wife bought about 34 acres at Hofs Point in 2023 and are seeking preliminary feedback on a sketch plan for an open‑space cluster subdivision. "My name is Bob Massengale. I'm a licensed landscape architect in Maine," he said as he launched a slide‑illustrated overview of the property and a proposed layout.

Massengale described a mixed layout that would leave substantial open space while placing roughly eight developable lots of about 1 to 1.3 acres each in clustered locations, plus larger 3–5‑acre lots with restricted development. He said the plan emphasizes preserving shoreland habitat and the "spirit of the place," and could include deed restrictions, conservation easements or HOA mechanisms to maintain long‑term protections.

"We're talking an open space cluster subdivision…these would be a range of 1 to 1.3 acre lots," Massengale said, adding that the proposal deliberately avoids full build‑out: his density math produced about 10.4 theoretical units under the ordinance but the proposal would build eight lots. Board staff and members explained the ordinance method: subtract unbuildable area (wetlands, setbacks), apply net residential density increases where allowed, and divide by minimum lot area to get allowable units. "Units, not acres," one board member clarified.

Members pressed the applicant for technical evidence and implementation details. On environmental constraints, Massengale said he is completing a boundary survey and working with wetland and soils scientists; he reported a preliminary response from the State Historic Preservation Office indicating "no significant interest." On groundwater and contamination concerns raised by a resident, he said residential well tests to date showed only harder water and he would follow up with contractor results and additional testing.

Septic systems and wastewater management were a central line of questioning. Board members asked whether the subdivision would use individual septic systems or a shared/centralized system; Massengale said no final decision had been made and that shared systems could reduce impacts but feasibility depends on soils and hydrology testing.

Road access and emergency access standards were also discussed in detail. The applicant said the proposed private access would likely be a new private offshoot from an existing private lane; the board advised that private roads serving multiple lots require road‑maintenance associations and must meet fire and width standards. Board members noted thresholds (for example, when a driveway exceeding three houses must be treated as a road) and recommended a turnaround or modified hammerhead for emergency vehicles.

Several members asked the applicant to return with clear legal language explaining how open space would be held — whether by conservation easement, trust, HOA covenants or other mechanism — and to provide the specific wetland, soils and survey information required for final application. Staff advised the applicant to include any written MDOT guidance on road access if the proposal impacts a state right‑of‑way.

Massengale said he welcomed the feedback and planned to complete wetland delineation, soils work and boundary survey before returning with a more detailed application and legal language to protect the open space. He also invited the board to a future site visit once those materials are available.

The sketch review generated detailed technical questions but no formal action; the board and staff identified next steps for the applicant to provide engineering, legal and environmental documentation for the formal application.