Brunswick Planning Board Meeting – November 25, 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.