Public Meetings - Brunswick, Maine

The December 15, 2025 meeting of the Brunswick Town Council featured farewell presentations for outgoing councilors, public comment on environmental concerns, a unanimous vote to authorize $1,393,300 in TIF funds to MIRA, and the adoption of the 2025 comprehensive plan after extensive discussion. The council also approved zoning text amendments, committee consolidations, and new appointments. Consent Calendar - Approved the consent agenda (minus the December 1, 2025 meeting minutes, which were pulled for correction). Public Comments & Testimony - Steve Walker (900 River Road) raised concerns about MIRA having nine unserviceable aircraft in the Aquifer Protection Overlay District, arguing this constitutes a prohibited junkyard and harms grassland bird species (at least three state-listed species). He said the aircraft create vertical structures that deter nesting within 300 feet. - Bruce Cantner (Brunswick resident) criticized the lack of town leverage over MIRA, referencing a November 19 letter from BACSE urging no further development on the Landing until proper permitting and oversight are achieved. He urged continued attention to environmental threats. - Sean Hogan (town resident, via Zoom) requested that MIRA install a stop sign at Pelican and Admiral Fitch for safety, noting that existing signs are faded and flashing signs unreliable. - Jennifer Navarro (Brunswick resident, via Zoom) opposed the TIF appropriation on fiscal and due process grounds, stating it shifts infrastructure costs to taxpayers. She also opposed the comprehensive plan and zoning amendments, arguing the plan weakens environmental protections, omits PFAS/superfund concerns, and embeds policy commitments (e.g., immigrant services at the recreation center) without public consent. - Christine Foster (Brunswick resident) noted the growth area designation for the former base omits mention of the superfund site and the 2024 PFAS spill. She cited test results showing PFOS at 763,000 ppt in a hangar’s oil-water separator. - Rich Ellis (Councilor-elect, District One) praised revisions adding education to the comp plan’s vision, but noted challenges in siting schools and urged proactive planning. - Bill Dana (Planning Board chair) and Bruce Cantner endorsed the comprehensive plan. - Emily Schmidt (Parks and Rec vice chair) expressed concern that expanding the commission from five to seven voting members would lengthen meetings and increase staff burden. - Brianne Smithson (Parks and Rec chair) confirmed the commission supported the new charge and adding a non-voting student member, but noted the expansion was debated. Discussion Items - TIF Appropriation to MIRA (Item 166): Manager Henzi introduced the annual request to allocate $1,393,300 of tax increment financing proceeds to MIRA for infrastructure. The TIF committee had unanimously recommended approval. Dan Stevenson (MIRA Executive Director) detailed projects: straightening Alagash Road, water distribution system extension ($300,000), and Catardin Drive paving ($779,600). Councilor Shedd requested future resolutions list specific projects for accountability. Councilor Hicks raised concerns about transparency on PFAS groundwater treatment and oil-water separator testing. Stevenson committed to quarterly reports and posting documents. Councilor Watson noted these infrastructure improvements reduce future town costs (e.g., stormwater infiltration into sewer system). Discussion on the TIF cap ($15M) and remaining capacity ($4M for 3 years). Vote: unanimous (8-0). - Comprehensive Plan Adoption (Item 163): Emily Schmidt (Steering Committee Chair) presented the 2025 plan “One Brunswick – Beautifully Balanced,” a six-year effort. Key changes: reduced designated growth area in response to state LD 1829 density mandates, retaining local control over medium-density zones; added education back into the vision statement and added action strategies A10 and H13 about supporting public schools. Principal Planner Jimmy Dilleman explained that the reduced growth area does not change existing zoning but guides future changes. Staff will next undertake a comprehensive zoning update. Council discussion centered on affordable housing (Councilor McDonald noting 78% of survey respondents saw lack of affordable housing, only three housing options under $300,000) and the balance between growth and environment. Councilor Watson moved to adopt with additions and modifications. Vote: unanimous (8-0). - Zoning Text Amendments (Item 164): Planner Dilleman presented amendments to align zoning ordinance references with the new comp plan (e.g., definitions of growth area vs. growth district). Planning Board had found them in conformity. Councilor Ecker praised simplification. Vote: unanimous. - Committee Updates (Item 165): Councilor McDonald introduced ordinance amendments to dissolve the Tree Committee and Town Commons Committee, absorbing their duties into Conservation Commission (expanded to 9 members) and Parks & Recreation Commission (renamed, expanded to 7 voting members plus non-voting student and council members). Changes effective January 1, 2026. Some public comment raised concerns about commission size. Vote: unanimous. - Sunsetting Committees (Item 167): Motion to sunset Tree Committee and Town Commons Committee as of December 31, 2025. Vote: unanimous. - Appointments (Item 168): Appointments approved for Parks & Rec (Blaine Moore, Mark Fukusado), Conservation (John Hodap, Adrian Leahy), Planning Board (Allison Harris, Chris Baldwin, Steve Walker), Water District (John Williams), Assessment Review Board (Larry Delaney), Cable TV Committee (Dave Watson), Personnel Board (Dave Watson as alternate). Councilor Watson recused himself for the last two votes. Votes: unanimous (8-0 on first slate, 8-0 on second with one recusal). Key Outcomes - TIF Appropriation: Approved $1,393,300 to MIRA for capital projects on Brunswick Landing and Executive Airport (unanimous). - 2025 Comprehensive Plan: Adopted with addition of action strategies A10 and H13 and modified vision statement; effective 30 days after adoption (unanimous). - Zoning Amendments: Adopted to align zoning ordinance with new comp plan (unanimous). - Committee Consolidations: Approved amendments to merge Tree and Town Commons duties into Conservation and Parks & Rec commissions (unanimous). - Committee Sunsets: Tree Committee and Town Commons Committee dissolved effective Dec 31, 2025 (unanimous). - Appointments: All recommended appointments approved (unanimous). - Other: Storm response presentation scheduled for Dec 18, 2025 at 6:30pm; special council meeting and recognition of Brandon Peralt on Dec 22 at 5:30pm. Presentations & Honors The meeting began with farewell ceremonies for retiring councilors: David Watson (23 years on council, 35 as police officer) received sentiments from Rep. Cheryl Golek and others; Sandy Updograph (Town Council Chair, 25 years public service) received sentiments from Rep. Poppy Arford and Rep. Dan Ankeles; Nat Shedd (3 years on council) was honored by Councilor Acker. Town Manager also presented annual achievements report and noted police re-accreditation.

The Brunswick Town Council held a meeting on December 15, 2025, during which state legislators and community members honored retiring Councilor David Watson for his 46 years of combined service as a police officer and town councilor. The meeting also featured public comments and remarks from Watson himself. Public Comments - Steve Walker, 900 River Road, offered brief remarks, thanking Dave Watson for his service and Sandy for leadership on local land use issues. Discussion Items - Recognition of David Watson: Three state representatives presented legislative sentiments honoring Watson's retirement. Representative Cheryl Golick (representing Harpswell and part of Brunswick) highlighted Watson's 35 years as a Brunswick police officer and 23 years on the town council, noting his role in upgrading the Brunswick High School track. Representative Poppy Arford (House District 101) recognized Watson's work on a "vans for vets" program providing temporary housing for homeless veterans, and his advocacy that led to a state law for safety certification of heating units. A third legislator (unidentified by name) recalled Watson's efforts to move the iconic rock in front of the high school, and his work with Tom Farrell on recreation projects and the American Legion, among other contributions. - David Watson's Response: Watson expressed his honor in serving and emphasized the importance of service in the military, as a police officer, and on the town council. He discussed ongoing efforts to update the veterans memorial rock at Brunswick High School, including adding names of missing veterans, correcting a misspelled name, and placing granite benches to honor dragons (Brunswick High School mascot) who died in service. He vowed to continue these efforts in retirement. Key Outcomes - No formal votes or decisions were recorded. The meeting primarily served as a ceremonial recognition of Councilor David Watson's retirement.

The Brunswick Town Council held a meeting to recognize and celebrate the public service of Council Chair Sandy Updograph, who is retiring after nearly two decades of service to Brunswick and Freeport. The meeting featured remarks from state legislators and town officials, as well as a response from Updograph herself. No other business or votes were recorded in the available transcript. Recognition of Council Chair Sandy Updograph - Representative Dan Ankeles (District 100) read a legislative sentiment from the Maine Senate and House of Representatives honoring Updograph for her 25 years of service, including roles as Economic Development Director in Freeport, six years on Brunswick's Planning Board, six years on the Comprehensive Plan Committee, and two terms on the Town Council (including Vice Chair in 2024 and Chair in 2025). The sentiment praised her work on public engagement, the Volunteer Committee handbook, and improving relations with the Midcoast Regional Redevelopment Authority. - Representative Ankeles also presented Updograph with a legislative challenge coin, symbolizing that she still has much to give to the community. He expressed gratitude for her leadership and friendship. - Brunswick Town Manager (not named in transcript) spoke on behalf of the town, highlighting Updograph's service since 2006 on more than a dozen boards and committees, including the Zoning Board of Appeals and Planning Board. The manager emphasized her compassion, careful listening, and dedication to residents. - Updograph gave closing remarks, thanking colleagues and the community for their support, and encouraging residents to stay engaged and vote. - A resident, Steve Walker, briefly thanked Updograph for her leadership and noted the entertainment of sitting next to another councilor for 11 years.

On December 15, 2025, the Brunswick Town Council held a meeting that included a farewell tribute to outgoing Council Member Nat Shed. A fellow council member delivered remarks highlighting Shed's service, character, and contributions over his three-year term, followed by Shed's appreciative response. Tribute to Council Member Nat Shed - The council member (speaker) recounted personal anecdotes: Nat Shed was her neighbor and welcomed her during her first council meeting, making her feel she belonged. - Noted Shed's role as Executive Director of Friends Camp, which positively impacted her son. - Commended Shed's enthusiastic leadership on the Finance Committee, his ability to communicate and advocate for partnership with the town manager, and his handling of "unruly members." - Acknowledged his community presence: he attended many meetings, was reliable and enthusiastic, and represented the Jordan Acres and Bowdoin areas. - Mentioned shared connections to Waterville. - Concluded by presenting a plaque to Nat Shed. - Nat Shed responded, expressing honor to serve for three years, gratitude to the manager and leadership, and a personal touch about his family (father born 1885, brother 1911, himself 1951). Key Outcomes - Council Member Nat Shed was honored with a plaque and thanked for his service. - Shed expressed gratitude and acknowledged the learning and contributions he made to the city.

The Brunswick Planning Board held a workshop on December 9, 2025, to review a revised sketch plan for the Garnett Ridge subdivision at 119 Moody Road. The applicant, Teradine Consultants on behalf of Alex and Stephanie Hallett, presented a scaled-back proposal for a 13-lot open space subdivision with 17 housing units (eight single-family homes and four duplexes) on a 1,725-foot private dead-end road. The board and public discussed two waiver requests: one for exceeding the maximum 1,500-foot dead-end road length (combined with Moody Road, total 4,500 feet) and one for exceeding the maximum 25 units on a dead-end road (proposed 16 new units plus existing 28 on Moody Road). No votes were taken; the workshop aimed to gather feedback before the applicant invests in further studies. Public Comments & Testimony - Steve Walker (900 River Road): Supported the applicant’s avoidance and minimization efforts but argued the waivers are inconsistent with the ordinance, particularly the rural farm and forest planning area’s goal of protecting unfragmented wildlife habitats. Stressed that open space must be perpetually protected via a recorded legal document, not just held by the current owner. Noted that the 1,500-foot road length standard originated from the rural Brunswick Smart Growth Plan and that the project would fragment the largest remaining habitat block. - Greg O’Donnell (157 Brackett Road): Calculated the total dead-end road length at 5,635 feet (3.7 times the ordinance limit) and total units at 47 (nearly double the 25-unit limit). Argued the vernal pool survey is incomplete; additional surveys are needed near proposed lots. Claimed the roadway would cut off significant vernal pools from adjacent wetlands, violating Maine DEP Chapter 335. Expressed concern about contamination of the town water supply from septic systems, lawns, and roadways within the aquifer protection zone. - Susanna Rowe (Brackett Road): Questioned why waivers are still needed despite the reduced scale, noting the road length and unit count still exceed limits. Criticized the town’s history of allowing long dead-end roads through waivers or negotiations, undermining the integrity of ordinances. Called for the town to compile data on all dead-end road lengths and unit counts. Challenged the trip generation data, stating the use of the 11th edition ITE manual (2021) instead of the 12th edition (2025) and the lack of rural-specific data. Also noted that traffic volumes are seasonal (September/October data does not capture summer peaks) and that hourly capacity figures from MaineDOT’s map viewer are for state routes, not local dead-end roads. - Patty Dunning: Held up a photo of the area and emphasized that ordinances are local laws that should be upheld. Pointed out that the project requires six ordinance variant requests, which she found excessive. - Sandy (Town Council District 4): Stated that waiving ordinances is effectively breaking the law. Urged the board to decide whether to abide by the laws or change them, but until then, enforce them. Called the project “beautiful” but misplaced at the end of an already-abused road. - Dan Rosh (Brunswick): Observed that Garnet Ridge, along with the Opal and Jones Farm proposals, represents a three-pronged attack on a highly sensitive area. Argued that the original intent of limiting dead-end road units was to prevent overdevelopment, and that tacking new dead-end roads onto existing ones defeats that purpose. Recommended denying waivers and suggested developers cut their losses and build elsewhere. - Sean Hogan (Brunswick): Commended the board for thoughtful questions. Stated that waivers should be rare and exceptional, not routine, and that a precedent of granting waivers has led developers to expect them. Advised looking beyond motor vehicle trip generation to include pedestrian and bicycle safety. - Jade Bowden (103 Moody Road, adjacent to proposed road): Expressed concern that granting this waiver would set a precedent for further waivers on Moody Road, where other private roads (Crossman Road) are already under development. Questioned the accuracy of the speed survey placed near the intersection, arguing speeds are higher mid-road. Stated the proposed turnaround is not feasible due to trash and property constraints. Doubted the road can meet private road regulations due to wetland setbacks. Raised environmental concerns about runoff and pollution affecting her well water. Urged the board to firmly stop the project to protect residents who moved there for solitude. - Mark Rosenthal (238 Durham Road): Emphasized that the project is not in a designated growth area and that the town has ordinances on house numbers, road length, and environmental protection that should be enforced. - Braden Alster: Called it “astounding” that the discussion continues. Criticized the inaccurate speed estimates and the lack of pedestrian safety considerations. Noted that the rural moratorium was passed easily and that once the land is developed, it cannot be recovered. Asked the board to protect the integrity of the neighborhood and future generations. Discussion Items - Applicant Presentation (Matt Pelletier, Teradine Consultants): Presented the revised plan reducing the original 22 lots/33 units to 13 lots/17 units, removing the road from significant vernal pool habitat. The new road is 1,725 feet, with 69% open space (up from 47%). Traffic analysis based on ITE trip generation estimates 13 new PM peak hour trips and 133 average daily trips. The applicant plans to hire Barton & Lojudis for a comprehensive traffic study. Waivers are needed for dead-end road length and number of units. - Staff Comments (Matt James, Land Use Planner): Noted that the revised plan generally meets ordinance standards, but wetland impacts have increased. Reminded the board that safety considerations should include both vehicle and pedestrian safety. - Board Discussion: - Laura Hatmaker: Questioned trip generation methodology and the 86% increase in average daily trips. Supported the need for a third-party traffic study. Raised concerns about the wildlife protection overlay: the 250-foot vernal pool buffer is a minimum, and the development still fragments habitat by cutting off vernal pools from wetlands. She assumed worst-case lot clearing, which would further degrade habitat connectivity. - Rob Burgess: Questioned the history of the 1,500-foot road length standard and whether it existed when Moody Road was developed. Staff indicated it was a recent addition. He also raised the precedent of incremental waivers, but staff noted each waiver is case-by-case. - Chris Baldwin: Expressed discomfort voting on waivers without more information, especially a comprehensive traffic study and peer review by the town engineer. Wanted stronger protections for open space and limits on clearing. He was open to considering waivers if those issues were addressed. - Kelly Matson: Stated the board does not invent waivers—they are allowed by ordinance—but she considered these waivers “imprudent.” She noted the street standards ordinance is separate from the zoning ordinance, and waiver criteria differ. - Alison Harris: Agreed with colleagues. Concerned about preserving conservation in perpetuity, extending dead-end roads, and pedestrian safety. She noted the comprehensive plan update recommends stronger rural protections, and while the project is entitled to review under existing code, waivers are discretionary and she would have a tough time granting them. - Chair (unidentified): Shared concerns about the length of Moody Road and adding nearly double the existing number of houses. Feared that granting waivers without a holistic view of town-wide traffic impacts would be problematic. Not willing to approve waivers at this point. - Applicant Response: Acknowledged the feedback. Emphasized that the development is allowed under the ordinance with waivers, and they are committed to addressing environmental and traffic concerns through further studies and design modifications. They offered to consider a conservation easement for the open space. Key Outcomes - No votes were taken; the workshop was for feedback only. - The board conveyed strong reservations about granting the requested waivers, with several members indicating they would not support them at this stage. - The applicant will proceed with a comprehensive traffic study by Barton & Lojudis, aiming to return to the board in January 2026 for a formal waiver vote. - The board requested additional information: a complete traffic study, a peer review by the town engineer, stronger conservation easement language, and details on how the HOA will limit clearing and maintain open space. - Staff will compile information on the status of other nearby developments (Opal, Jones Farm) for the board’s awareness, though it is outside the scope of this application.

The Town Council and Finance Committee held a joint workshop on December 8, 2025, to review the draft Capital Improvements Program (CIP). The meeting focused on proposed infrastructure projects from Public Works and Engineering, including stream crossings, road maintenance, major road reconstructions, and new transportation initiatives. Town Manager Julia Hens provided a financial overview, highlighting the substantial cost of the full project list and the need for prioritization. No votes were taken; the session was informational. Public Comments & Testimony - Jennifer Navarro (resident of Thomas Point Road) : Expressed strong concerns about the safety and condition of Thomas Point Road. She stated that the road is structurally deficient, unsafe, and inadequate for current traffic, noting that the CIP schedules a full reconstruction only in 2030-31 without any interim safety measures. She referenced FEMA flood mitigation on her property, documented dangerous conditions, and cited legal precedents (Norton v. Hall, Gooden v. State) arguing the town has a ministerial duty to mitigate foreseeable harm. She requested immediate interim measures such as signage, shoulder stabilization, and drainage relief, and questioned why the road was not prioritized higher. She also asked the town manager whether Thomas Point Road is a more dire concern than other projects like Longfellow or Columbia. Discussion Items - Stream Crossings: Engineer Trey Cruz presented several culvert replacement projects, including Richard's (with a $450,000 construction request), Sparwell (both bids came in high due to post-COVID inflation), Bunganock Road (planned as a bridge to transfer maintenance to MaineDOT), River Road, and Pleasant Hill Road (identified in the hazard mitigation plan for overtopping). New projects included Harpswell Road and Main Street culverts as part of the Marebrook watershed restoration, working from downstream to upstream. - Road Maintenance Overview: Cruz explained pavement treatment types (resurfacing, shim/overlay, mill/fill, reclaim, full-depth reconstruction) and their costs. He noted the town averages 5.3 miles paved per year over the last 12 years, with about 147 miles of town-owned roads. The 2026 paving plan includes Moore's Court, Main Street (with MaineDOT MPI match), Old Bath Road, Lunt Road, and the Wildwood neighborhood. Public Works Director Ryan Leightner added that Highland Road was pushed back due to scope and cost, while Lunt and Collinsbrook were raised in priority. - Existing Major Road Projects: Cruz reviewed Cushing Street (worst pavement condition, poor drainage, curb cuts), Mellville Avenue (coordination with sewer district), McMillan Drive, Columbia Avenue (drainage and ADA issues), and Thomas Point Road (20-foot width, poor drainage, no pedestrian/cyclist facilities). All are in the CIP. - New Proposed Major Projects: Balker Street (design already paid, construction requested; fire department requested striping), Noble Street (poor condition, complex right-of-way issues), Princess Point Road (1.2-mile dead end, poor shape), Greenleaf/Stimpson/Adriscoggin Street (collapsing drainage), Old Pennelville Road (gravel road needing new base), Peterson Lane (paving requested), and Middle Bay Road (wider shoulders considered for 2030-31). - Other Transportation Projects: Intersection studies for Mirror Point/McCoy (possible roundabout or signal), Church/Pleasant Hill, Collins Brook/Durham (crest curve with collision warning system), a hybrid pedestrian beacon on Harpswell Road for the town commons, the Lower Road rail-trail feasibility (connecting Brunswick to Augusta), and Range Road (possible extension of town maintenance). - Financial Overview: Town Manager Julia Hens presented a summary of all proposed projects by year. Year 2026 totals about $2.05 million (including $300,000 design and $3.25 million Jordan Avenue already funded). Years 2028-29 spike to $11 million. She explained funding sources: debt, MaineDOT MPI match (50/50), Congressional directed spending, TIF revenues, reserves, and grants. She showed historical debt service and modeled the full project list leading to $7.5 million annual debt service if all were bonded, which she called untenable, emphasizing that the CIP is a planning document and prioritization will be needed. Councilor Hicks asked about linking projects to climate resilience grants. Key Outcomes - The meeting was a workshop only; no votes or decisions were taken. - Staff will continue refining the CIP, incorporating council feedback and prioritizing projects. - The finance committee and council will discuss funding strategies, including increasing the paving reserve and possibly creating a stream crossing reserve. - The town manager noted that the full draft CIP will be presented in early 2026. - A motion to adjourn was made, seconded, and passed unanimously.

The Brunswick Town Council held a lengthy meeting on December 1, 2025, addressing multiple public hearings and agenda items. Key actions included adopting a zoning amendment for school facilities, updating marine ordinances, authorizing a reduced bond for the Public Works facility phase 1A, adopting a moratorium on rural subdivisions, and setting public hearings for the 2025 Comprehensive Plan and related amendments. The meeting also featured public comments on crosswalk safety, housing committee concerns, PFAS contamination, traffic hazards, and development issues. Public Comments & Testimony - Brenda Day (Brunswick Main) expressed concern about the lack of lighted crosswalks on Lower Main Street and requested flashing lights for pedestrian safety. - Sean Hogan (Brunswick resident) clarified his previous comments about the housing committee, supporting the committee but noting that some members may lack full understanding of zoning and comprehensive plans; he offered to serve on the committee to provide a different perspective. - Donna Chale (Brunswick Area Indivisible) thanked the council for work on the Maybridge ordinance and survey, praised public works for holiday lights, and thanked Sandy Updograph for her service. - Bruce Cantner (Brunswick resident) highlighted a letter from Brunswick Area Citizens for a Safe Environment regarding PFAS contamination at the former naval base, calling for an ombudsman, a central website for information, and a working group meeting. - Peggy Siegel (Admiral Fitch Avenue) seconded the call for an ombudsman to answer questions about the chemical spill and ongoing development. - Jennifer Navarro (Brunswick resident) reported a dangerous traffic situation during the November 28 ribbon cutting ceremony on Thomas Point Road, with illegal parking and safety hazards; she formally requested the council acknowledge the hazard, review the GM4 boundary, and direct planning for safer infrastructure. Discussion Items - Item 153: Zoning Text Amendment for Public School Facilities – Principal Planner Dieleman presented the amendment to exempt public school facilities from the maximum building footprint requirement. The Planning Board had recommended approval. The council voted unanimously to adopt. - Item 154: Marine Activities Code Amendments – Town Clerk presented amendments for a student apprentice program and harvester reporting requirements. Public comment from Ray Trombley (Cascal Bay Shellfish) opposed the program and reporting, arguing it was not beneficial to the industry. The council clarified that the apprenticeship program is for those seeking a career, and reporting is already required in the ordinance. The council voted unanimously to adopt. - Item 155: Public Works Facility Phase 1A Bond Authorization – Assistant Town Manager Jay Assel presented the project, which included acquisition of 2 Industry Road, a new fuel station, salt shed, and utility work. Total project cost $6.5M. After extensive discussion, Councillor Weems proposed an amendment to remove the acquisition of 2 Industry Road from Phase 1A, reducing the bond to $4.7M. The amendment passed 6-3, and the amended motion passed 8-2. The acquisition will be considered for Phase 1B. - Item 156: Rural Area Subdivision Moratorium – Planning Director explained the need for an emergency moratorium (50 days) due to noticing errors, now seeking a 180-day moratorium until May 16, 2026. Public comments strongly supported the moratorium, with concerns about overdevelopment, waivers, and environmental impact. The council voted unanimously to adopt. - Item 157: Rezone 46 Federal Street (Hawthorne School) – To support redevelopment, the property was rezoned from GR7 to GM6. The council voted unanimously. - Item 158: Rezone 22.6 Acres on Brunswick Landing – MIRA requested rezoning from GI to GM7 to allow commercial expansion. Concerns about residential use were addressed by MIRA and land use controls. The council voted unanimously. - Item 159: Set Public Hearing for 2025 Comprehensive Plan – Principal Planner presented the plan, which emphasizes managed growth with a reduced growth area. The council set a public hearing for December 15, 2025, unanimously. - Item 160: Set Public Hearing for Zoning Text Amendments Related to Comp Plan – To align ordinances with the proposed comprehensive plan. The council set a public hearing for December 15, 2025, unanimously. - Item 161: Set Public Hearing for Recreation and Conservation Commission Amendments – To consolidate the Tree Committee and Town Commons Committee into the Conservation Commission and Parks and Recreation Commission respectively. The council set a public hearing for December 15, 2025, unanimously. Key Outcomes - Adopted zoning text amendment exempting public school facilities from max building footprint (unanimous). - Adopted marine ordinance amendments for student apprentice program and harvester reporting (unanimous). - Authorized Phase 1A of Public Works Facility project at $4.7 million (excluding 2 Industry Road acquisition) with bond issuance not to exceed $4.7 million (8-2 vote). - Adopted moratorium on subdivisions in the rural area effective until May 16, 2026 (unanimous). - Rezoned 46 Federal Street from GR7 to GM6 (unanimous). - Rezoned 22.6 acres on Brunswick Landing from GI to GM7 (unanimous). - Set public hearings for December 15, 2025 for: 2025 Comprehensive Plan, zoning text amendments, and amendments to Recreation/Conservation Commissions (all unanimous). - Item 162 (appointments) postponed to December 15, 2025.

The Brunswick Planning Board held a regular meeting on November 25, 2025, to review three cases: a major subdivision (Jones Farm Estates), a draft comprehensive plan workshop, and zoning text amendments. After extensive discussion, the board voted to table the subdivision to January 13, 2026, unanimously endorsed the draft comprehensive plan for town council consideration, and unanimously recommended the zoning text amendments be adopted contingent on the new comprehensive plan. Public Comments & Testimony - Greg O'Donnell (157 Brackett Road) raised three concerns: no justification for the road length waiver beyond developer benefit; lack of groundwater contamination testing near the town dump and gravel pit; and the wetland survey should include vernal pools within 200 feet of development boundaries. He urged caution. - Amy Preston (112 Brackett Road) asked about the process for approving the plan with many unresolved questions, the motivation for approving both phases at once, and how the HOA would govern pesticide use. She also requested documentation on housing inventory and price ranges needed. - Christina Angel (Moody Road) opposed approving the requested waivers, noting the board has discretion to deny them. She argued the cluster development does not match the rural character and urged the board to reject waivers as a way to pause rural development during the moratorium. - Jennifer Navarro (Brunswick resident) commented on the need for proper vernal pool surveys by qualified inspectors, reminded the board of the DMR Federal Consistency Plan under the Coastal Zone Management Act, and questioned transparency regarding the bond and approval process. She also noted that relocating the road to avoid wetlands would extend the road length, requiring an additional waiver. Discussion Items Case 2501 – Jones Farm Estates Subdivision (Major Development Review – Sketch & Final Plan) - Applicant Presentation: Chris Belanger (engineer) and Bob Walton (owner) presented a 13-lot residential subdivision (phased: 7 lots in phase one, 6 in phase two) on Lisbon Road (Map 1 Lot 70, RF zone with shoreland overlays). The project includes a private road (20 feet wide, 1,640 feet – requesting a waiver from the 1,500-foot maximum), stream crossing, and stormwater management. Plans include a homeowners association (HOA) to maintain roads and stormwater facilities. - Board Questions & Concerns: - Chris Baldwin: Questioned well proximity to the landfill, hydrogeological studies, and potential blasting from the adjacent gravel pit. Raised concerns about the road length waiver – suggested phase one could be built without the waiver. Objected to large riprap at stream culvert inlet/outlet; applicant agreed to remove rock from the stream. Also flagged stormwater modeling: pre-development impervious area appeared overestimated, potentially undersizing the filter pond. Applicant clarified that the impervious area included Lisbon Road drainage in the subwatershed. - Kelly Matson: Requested clear phasing boundary on the subdivision plan; noted the plan must state “private road” per ordinance. Concerned about dirt roads of this magnitude, HOA responsibilities, and the need for a capital reserve fund for major expenses (e.g., culvert replacement). Asked that road and stormwater maintenance narratives be affixed to HOA documents. - Laura Hatmaker: Asked about vernal pool surveys – not conducted due to deadline; applicant agreed to condition for spring surveys. Questioned stream setbacks (75 feet) and overlapping lot lines – need clarification that no clearing will occur in SPO zones. Raised water quality concerns regarding landfill and gravel pit; applicant noted a well study but no potability testing for contaminants. Discussed conservation easement vs. open space easement; applicant agreed to update HOA documents to remove confusion. - Rob Burgess: Raised concerns about cutting within shoreland protection areas on lots; applicant agreed to add notes to HOA docs and deeds. Noted that the Bath savings commitment letter expired August 3, 2025 – needs extension. Asked about lot 11 driveway encroaching on wetland; applicant said it was permitted but design could be adjusted. - Alison Harris: Questioned why lots 12 and 13 are tied to open space easements rather than treated like other lots. Applicant explained DEP did not require separate lots, but they kept open space attached to avoid site law triggers. Board suggested this complicates HOA structure. Also requested a post-construction revegetation plan and noted missing planting species list. - Chair Bill Dana: Asked about asphalt-based hydro mulch and netting; applicant agreed to add note prohibiting them. Raised concerns about screening tree species (white pine vs. fir). - Staff Recommendation: Director Julie Erdman recommended tabling due to many unresolved issues (expressed as 10+ conditions). Board agreed. - Public Input: Multiple speakers raised concerns about groundwater, vernal pools, road length waiver, and cluster development compatibility with rural zone. - Outcome: Motion to table to January 13, 2026, passed unanimously. Conditions include revisions to HOA documents, subdivision plan notes, road maintenance narrative, stormwater plan, vernal pool study, and coordination with town attorney. Case 2558 – Draft Comprehensive Plan Workshop - Presentation: Jimmy Gielman (Principal Planner) and Emily Schmidt (CPUSC Chair) outlined the draft plan, developed since 2019 with extensive public engagement. Key themes: manage growth deliberately, protect natural resources, and update land use maps. The plan introduces “place types” and action strategies. The board does not need to approve but may provide feedback to town council. - Board Feedback: - Rob Burgess: Praised the work but noted lighting/dark sky provisions were lukewarm; urged stronger language. Emily Schmidt acknowledged action items exist but can be expanded during zoning rewrite. - Laura Hatmaker: Noted an inconsistency where a rare plant/animal area is within a designated growth area near the airport; Emily explained it was kept for contiguity with Bowdoin College land and already has conservation protections. - Chris Baldwin: Called the plan excellent and well done. - Kelly Matson: Moved to send the plan with wholehearted endorsement to town council; motion seconded and passed unanimously. Case 2556 – Zoning Text Amendments (Public Hearing) - Presentation: Jimmy Gielman explained amendments to align zoning ordinance with the proposed 2025 comprehensive plan: remove references to 2008 planning areas, clarify growth area references, and update language for consistency. The amendments are a stopgap; a full zoning rewrite will follow. - Public Comment: Jennifer Navarro requested her property (Thomas Point Road) be rezoned from GM4 to rural, arguing it was improperly rezoned in 2017 without notice. She cited safety issues, coastal protections, and environmental concerns. No other comments. - Board Discussion: Laura Hatmaker noted potential confusion between “designated growth area” and “medium density area” as labeled on maps. Staff acknowledged clunkiness but said the town attorney approved the stopgap approach; full rewrite will clarify. Board recommended the amendment be conditioned on adoption of the comprehensive plan. - Vote: Motion to find the amendments in conformity with the proposed comprehensive plan, conditional on plan adoption, passed unanimously. Key Outcomes - Case 2501 (Jones Farm Estates): Tabled to January 13, 2026, to allow applicant to address numerous conditions (HOA documents, subdivision plan notes, vernal pool study, groundwater testing, road waiver justification, etc.). - Case 2558 (Comprehensive Plan): Unanimous motion to send the draft plan with full endorsement to the Brunswick Town Council. - Case 2556 (Zoning Text Amendments): Unanimous recommendation to town council that the amendments are in conformity with the proposed comprehensive plan, contingent on adoption of the plan. - Next Steps: Applicant to provide revised materials by December 4, 2025, for January 13, 2026 meeting; town attorney to review HOA documents. Comp plan and zoning amendments proceed to council for final action.

The Brunswick Town Council held a special meeting consisting of three consecutive sessions: an executive session, a workshop on setting an aspirational tax rate target for the 2026 budget, and a workshop on the Capital Improvement Plan (CIP) covering public works facility, economic development projects, and the MARC recreation center. No formal votes were taken; the discussions were intended to inform the incoming council and guide future decisions. Consent Calendar - No items were presented for consent. Public Comments & Testimony - Rich Ellis (counselor-elect, District 1) advocated for a 3% property tax increase target as aspirational, noting that the average mill rate increase over the last 10 years was 3.6% and last year was 2.94%. He suggested controlling spending growth to 4% and emphasized fairness between municipal and school budgets. - Carol O'Donnell (Brunswick resident, Housing Committee chair) highlighted the importance of deferred maintenance and noted that the Social Security COLA for 2026 is 2.8%, which could serve as a reference point for senior citizens. - Elizabeth Sokoloff (Vice Chair, Brunswick School Board) and Sarah Singer (School Board member, District 7) described heightened budget uncertainty due to federal funding unknowns, rising special education costs, health insurance premiums, and the need to meet all students' needs. They stated that the school department is already in an austere budget, cutting field trips, materials, and books. - Later, during the CIP workshop, Rich Ellis asked questions about the public works facility phase 1A, specifically whether the acquisition of the 2 Industry Road property could be deferred. He also noted the town's history of purchasing land that remains unused and expressed concern about the tax impact of the $6.5 million phase. - Corey Peralt (counselor-elect, District 4) asked about the lack of hotel rooms in Brunswick to support regional events and tournaments, which could be a barrier to economic development. Discussion Items Tax Rate Target Workshop - Council members debated whether to set an aspirational target tax rate increase for the 2026 budget. - Councilor Ecker proposed a target aligned with the rate of inflation, currently around 3%, and suggested contingency planning for federal or state funding changes. - Councilor Shedd cautioned against committing to a target before hearing from department heads and noted uncertainties from union negotiations, insurance costs, and school budget unknowns. She preferred to keep the process flexible. - Councilor Weems argued for a sustainable approach focused on controlling costs (about 4% spending growth) rather than a fixed tax rate target, noting that valuation growth typically adds about 1%. - Councilor Hicks emphasized the need for nuanced conversations about long-term investments and deferred maintenance costs, and requested more detailed financial data from the finance department. - Deputy Finance Director Darien Plant noted that union contracts include substantial annual increases, health insurance costs are rising 12% for the town, and department heads made significant concessions last year to keep the tax increase low due to the revaluation. - The council decided to document the discussion for the new council, which will take office in January 2026. Capital Improvement Plan (CIP) Workshop 1. Public Works Facility Project (Phase 1A) - Jay Chace (Assistant Manager) presented Phase 1A, costing $6.5 million, which includes: acquisition of 1.1 acres at 2 Industry Road, design-build of a new fuel station, overall site design, utility work, and a new salt shed. The fuel station's underground tank must be replaced by April 2028. - Council members debated the necessity of acquiring the adjacent property now. Councillor Anderson and Councillor Wilson supported the purchase for long-term planning and campus consolidation. Councillor Ecker wanted more detailed analysis and a valid needs assessment before committing. Councillor Weems argued that the project could proceed without the purchase, and questioned the cost impact on taxpayers. - The public hearing for Phase 1A is scheduled for the next Monday (December 1, 2025). 2. Economic Development Projects - Sally Costello (Director of Economic and Community Development) presented several CIP proposals: - Housing Support Fund: Request for $325,000 from the general fund (unrestricted fund balance) to replenish the affordable housing support fund, which has been used for rental housing, mobile home park preservation, and direct assistance. - Cook's Corner Revitalization: Placemaking projects including gateway treatments, a pocket park, and public art, funded by $200,000 annually (already in CIP). - Stevens Drive Road Extension: Estimated $2 million, with town share expected through partnerships and donations from property owners (Pathway Vineyards Church and Priority Realty). The road will be a complete street with bike/ped facilities. - Allagash Drive Straightening: $1.7 million total, town share $750,000, to open land for mixed-use development and improve bike/ped connectivity to Hannaford. - MARC (Recreation Center): Tier 1C (basketball courts and lighting) funded by a $500,000 LWCF grant; construction expected summer 2026. Tier 1D (synthetic turf field, natural grass field, tennis courts) estimated at $5.625 million, with a future bond request planned for 2027-28. Tom Farrell (Parks and Recreation Director) noted that the turf field is expected to generate about $25,000 annually in revenue. - Council members asked about PFAS concerns at the MARC site, parking lot design standards, and the need for a comprehensive economic development master plan. Sally Costello referenced the existing Cook's Corner market study and regional CEDS. Key Outcomes - No formal votes were taken during either workshop; all discussions were advisory for the incoming council. - The tax rate discussion will be documented and provided to the new council taking office in January 2026. - A public hearing on the Public Works Facility Phase 1A (including the property acquisition) will be held at the next regular town council meeting on December 1, 2025. - The CIP projects will be further refined and presented for formal consideration during the budget process; the MARC Tier 1C construction is expected to begin in late spring/summer 2026. - The council will continue to explore partnerships and funding sources for economic development projects, including potential TIFF financing and grants.