Brunswick Planning Board Meeting - November 5, 2025

The Brunswick Planning Board met on November 5, 2025 to review five cases: a campground expansion, a school bus garage zoning text amendment, a Hawthorne School zone map amendment, a Brunswick Landing zone map amendment, and a site plan amendment for Moody's Collision. All items received unanimous approval or recommendations.

Public Comments & Testimony

• A letter from Ann Rankin of 38 Columbia Avenue was entered into the public record regarding Case 2544 (School Bus Garage Zoning Text Amendment).
• No other members of the public spoke during the meeting.

Case 2543: Thomas Point Campground Phase 2 (Major Development Review)

• The application had been tabled from a previous meeting; the board voted unanimously to take it off the hold.
• Tara (applicant representative) presented a detailed cost breakdown for the 91-site project (phases 1 and 2): building permits (~$9,000), engineering (~$182,000), tree removal (~$54,000), electrical (~$136,500), septic and utilities (~$109,000), septic field (~$145,000), plumbing and well/water (~$45,000), gravel pads (~$81,000), stormwater features (~$20,000), and roads (~$22,000 and $31,000), totaling approximately $837,000 (excluding labor).
• The board approved the application with conditions: prior to building permit, submit an approved Maine DEP stormwater permit; performance guarantee for stormwater improvements must be in place before groundbreaking; any new lighting must be full cutoff and maximum 3,000 Kelvin.
• Vote: unanimous (motion by Kelly, second by Rob).

Case 2544: Brunswick School Department Bus Garage Zoning Text Amendment

• Andy Johnston of Atlantic Resource Consultants presented: the amendment would exempt public school facilities from the 5,000 sq ft maximum building footprint requirement in growth zoning districts. This fix resolves a contradiction in the ordinance that made all existing schools non-conforming and restricted the school district from constructing a new 6,800 sq ft bus garage at 65 Columbia.
• Board member noted the amendment properly limits the exemption to public schools.
• The board voted unanimously to recommend the amendment to the Town Council, finding it compatible with the comprehensive plan.

Case 2550: Hawthorne School Zone Map Amendment

• Sally Postello (town staff and Hawthorne School Redevelopment Task Force) presented: the property at 46 Federal Street is split between GR7 and GM6 zones; the requested rezoning of the entire parcel to GM6 would allow higher density (from 5 units/acre to more permissive standards) to facilitate redevelopment of the historic building for housing and other uses, preserving the structure. The task force plans community engagement, an RFP by late December/early January.
• The board voted unanimously to recommend the zone map amendment to the Town Council.

Case 2554: Brunswick Landing Zone Map Amendment

• Jake Lavac of Midcoast Regional Redevelopment Authority (MRRA) presented: rezoning approximately 22.6 acres from Growth Industrial (GI) to Growth Mixed Use 7 (GM7) to allow existing businesses (e.g., Wild Oats, Flight Deck Brewing) to expand with more flexible setback requirements. The surrounding area is already GM7.
• The board voted unanimously to recommend the amendment to the Town Council.

Case 2549: Moody's Collision Site Plan Amendment

• Shawn Marshall (engineer) presented: amendments to Case 24-7 include relocating the driveway, modifying landscaping (more intensive planting), and adding a small pavement area for vehicle egress. Changes were driven by site grading adjustments.
• Discussion: a board member noted the lighting specification in the submittal appeared to be 4,000K, but the original approval required 3,000K; the applicant stated the fixtures may be adjustable. Another board member raised concerns about using white pine for screening (they become bare at the bottom); staff agreed to add a condition requiring the white pines to be maintained to promote full lower screening.
• The board approved the amendment with conditions: all conditions from Case 24-7 must be met before building permit; all site work must be completed before certificate of occupancy; any new lighting must be full cutoff and max 3,000K; the white pine buffer must be maintained to promote full lower infrastructure.
• Vote: unanimous (motion by Kelly, second by Allison).

Key Outcomes

• All five cases received unanimous votes: Case 2543 approved with conditions; Cases 2544, 2550, and 2554 recommended to Town Council; Case 2549 approved with conditions.
• The board briefly discussed the next regularly scheduled meeting on November 25, 2025, with most members indicating availability.