OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Brunswick Planning Board Meeting - April 28, 2026

Planning Board — Tuesday, April 28, 2026
BodyBrunswick, Maine
SessionPlanning Board
DateTuesday, April 28, 2026
StatusFILED
Video Record
0:00 / 3:01:43

Transcript — Verbatim
0:04

Okay.

0:05

Good evening.

0:07

Good evening.

0:08

Welcome to the April 28th, 2026 Brunswick Planning Board meeting.

0:14

We have four cases before us tonight.

0:17

Case number 25038 Starwoods Subdivision case number 26012.

0:26

The Dion Farm Farmers Market Case Number 26011 Brunswick Public Works Phase 1 and Case Number 2601 Stormwater Compensation Fears and Ordnance Amendment.

0:54

Next to Rob Steve Walker, next to Steve, Chris Baldwin.

0:59

On my near left, Alison Harris, and next to Alison, Julie Erdman, Director of Planning and Development.

1:08

Next to Julie, Jimmy Dealman, principal planner, and next to Jimmy, last but not least is uh Matthew James, our land use planner, and I'm Bill Dana.

1:26

Who would like to introduce our first project?

1:30

First, we have case number 2538, Starview Wood Subdivision.

1:34

The planning board will review and act upon a major development review, final plan application submitted by Sidelines PA on behalf of the property owner, Chen Properties LLC for a nine-lot open space subdivision on a new dead end road.

1:47

The subject property is located at 346 Old Portland Road, Map 13 lot 12, and within the rural mixed use or RM zone in the Shoreland Protection Overlay or SPO subdistrict and the shore land protection overlay stream protection or SPO SP subdistrict.

2:05

Okay, thanks.

2:05

Before I come to you, Joe, I'll just get a uh vote on uh application completeness.

2:14

Uh the staff has reviewed the application and determined that it's complete.

2:18

I'd like a motion to the effect that the planning board concurs with planning staff's conclusion that the basic major development review application materials have been submitted and that the application is complete such that the board may proceed with substantive review of the application and identification of any further information required from the applicant.

2:40

Motion by Steve, second by Chris, all those in favor.

2:44

That's unanimous of the board pre members present.

2:49

Chris.

2:51

All right.

2:53

Joe, it's your show.

2:56

Uh I just wanted to say before you start, I really appreciate the work you put in responding to staff review committees questions and concerns, and uh your answers are great.

3:10

Thank you.

3:11

Thank you.

3:12

Uh my name is Joe Martin.

3:13

I'm a civil engineer with Site Lines, and I'm here on behalf of the applicant.

3:17

And I'm just gonna do a quick rundown of the the process and the uh the project as it stands today.

3:24

So the project team is uh the applicant is is Chen Property LLC.

3:28

Uh Sight Lines is the engineer and surveyor record for the project, and then we had um Albert Frick Associates.

3:34

Uh they conducted a wetland delineation and vernal pool survey for the property, and they also dug uh multiple test pits on the property for uh sepping systems for the uh individual lots.

3:48

So the review process for this project um for planning board, we need to need to come to you for for sketching and final.

3:55

Uh we obtained sketch uh in October of last year, and we're here today, hopefully, to get a final approval uh from you as well.

4:04

Um from the DP, because we're disturbing more than an acre of area.

4:09

We're required to uh get a stormwater perm by rule.

4:12

Uh we have submitted that and we received it, I think about two weeks ago.

4:16

Uh we also need to obtain what's called the main construction of general permit, and that's a permit that's contracted between the uh the DEP and the uh earthwork contractor.

4:27

They'll be working on the project.

4:29

Uh we have submitted and received that as of last week as well.

4:33

So we're all set from the standpoint of the DP.

4:37

Um we have submitted a uh driveway entrance permit for um from main DOT.

4:43

Uh we've received some comments from them responding to that, and at this point, I think we're just waiting for them to issue the permit.

4:49

But uh last I've heard they have not issued that permit thus far.

4:56

Um quick rundown of the project.

5:00

So the total site is a little bit under 17 acres.

5:02

It's located in the RM zoning district.

5:13

But it has since been overgrown, and it's right now it consists of just many of the like small diameter trees that compose most of the property.

5:27

So the project itself will consist of the construction of a new private roadway that will serve nine new single family lots.

5:47

And the remainder of that area will obviously be developed for the roads and the new lots.

5:53

In order to control the stormwater runoff coming from the new roadway and the new residential lots, there is two new what are called grass and drained soil filters, which are intended to collect the stormwater runoff, treat it, detain it, and then slowly release it.

6:09

And there's also a forested stormwater buffer that's on the back side of where the recreation area will be.

6:17

Then that's intended to treat the stormwater runoff flowing from that area as well.

6:22

With that, at the end of the roadway, there will be a new recreation area that will be constructed with this subdivision intended for the for the future homeowners in this subdivision.

6:33

It will consist of multiple multi-use recreation courts, either basketball, pickleball, or some other recreation use in the future.

6:42

We're not thinking of.

7:47

So as the chair noted, there were a number of changes from when we presented this project to the staff review committee.

7:53

Just a quick rundown of those changes.

8:11

So we added some no parking signs at the turnaround, and we also added some new uh street signage at the intersection with old Portland Road.

8:20

The town engineer also brought up some uh lighting concerns.

Discussion Breakdown — Share of Meeting
Public Works████████████████████████24%
Environmental Protection████████████████16%
Engineering And Infrastructure███████████████15%
Procedural███████7%
Transportation Safety███████7%
Public Engagement██████6%
Parks and Recreation██████6%
Stormwater Management█████5%
Comprehensive Planning███3%
Summary of Proceedings

Brunswick Planning Board Meeting - April 28, 2026

The Brunswick Planning Board held a meeting on April 28, 2026, reviewing four major development applications and an ordinance amendment. The board approved a final subdivision plan for Starwoods Subdivision, granted sketch plan approval for the Dion Farm Farmers Market and Brunswick Public Works Phase 1, and forwarded a stormwater compensation fee amendment to the Town Council. Public comment was heard on the Public Works relocation, with residents raising concerns about noise, pollution, and neighborhood impact.

Case 25038: Starwoods Subdivision (Major Development Review – Final Plan)

  • Applicant: Joe Martin, Site Lines, on behalf of Chen Properties LLC. Property at 346 Old Portland Road.
  • Description: A nine-lot open space subdivision on a new private road (Crimson Lane) on ~17 acres in the RM zone with shoreland protection overlays. Includes a recreation area with courts, a trail, solar lighting (shut-off at 9 PM), and a 25-foot vegetated buffer on Old Portland Road. Stormwater management via two grass-and-drained soil filters and a forested buffer. Waivers requested for stormwater treatment (87% vs. 95% standard) and tree-clearing plan.
  • Discussion: Board members reviewed wetland protections, HOA duties, deed restrictions, lighting standards (3000K at entrance, motion sensor for solar light), and performance guarantees. Applicant agreed to add deed restrictions for forested buffer and clearing limits, record stormwater maintenance plan with HOA documents, and ensure HOA includes all lot owners (including developer).
  • Vote: Unanimous approval (motion by Kelly, second by Chris). Conditions include submittal of DEP and DOT permits, commercial performance guarantee (or equivalent), attorney review of HOA documents, and deed restrictions for wetlands and buffer.

Case 26012: Dion Farm Farmers Market (Major Development Review – Sketch Plan)

  • Applicant: Jamie Pachico, Brunswick Thompson Land Trust, with design team from Opal Architecture, MBLA, and Sebago Technics. Property at 262 Pleasant Hill Road in the RP2 zone and multiple overlays.
  • Description: Relocation of the farmers market from Crystal Spring Farm to the conserved Dion Farm. Plans include a 47-space bituminous parking area, 90-space reinforced turf seasonal parking (137 total), a market green with 51 stalls, a mass timber pavilion, dedicated pedestrian and bike paths, and stormwater treatment (64% of impervious area using DEP redevelopment standard). Utilities: limited lighting (no parking lot lights in this phase, conduit for future), electrical bollards for vendors, one yard hydrant. No bathrooms planned (portables).
  • Discussion: Board raised concerns about:
    • Traffic and site distance (OK at 500+ feet).
    • Crosswalk removed due to 45 mph speed limit; police officer used for traffic control on busy Saturdays.
    • Reinforced turf parking: multiple members questioned its long-term permeability under weekly heavy use. Board requested examples of similar installations.
    • Stormwater treatment level (64%) considered low; board encouraged higher treatment.
    • Impact on Bobolinks (species of concern) and loss of hayfield/pasture.
    • Overflow parking across Pleasant Hill Road not part of project but used; board suggested incorporating improvements.
  • Public Comment: Melvin Whitcomb (Brunswick) asked about the necessity of the location and traffic concerns. No other speakers.
  • Vote: Unanimous approval of sketch plan (motion by Kelly, second by Chris). Staff will provide detailed comments for final review.

Case 26011: Brunswick Public Works Phase 1 (Major Development Review – Sketch Plan)

  • Applicant: Ryan Leighton (Public Works Director) and Jan Wigman (Wright Pierce) on behalf of Town of Brunswick. Property at 9 Industry Road in the GM3 zone with multiple overlays.
  • Description: Relocation of the fueling station (two dispenders, underground tanks end of life) and salt/sand shed/brine station closer to Water Street to improve site circulation and separate fuel traffic from operations. Budget $4.7 million. New fueling station will meet current safety standards. Stormwater routed to Industry Road drain, avoiding urban impaired stream. Vegetated buffers and potential fencing along property line.
  • Discussion: Board members discussed electric vehicle charging potential, safety improvements over existing tanks (DEP compliance), location choice relative to residential neighbors, and the importance of sound attenuation. Board asked about community garden relocation (staff working on it).
  • Public Comment: Multiple Water Street residents (Jody Newcomb, Paul Wheatcombe, Ken Place, Beth Pahopin, Hannah Steffian, Andy Peabody, Kate Burns, Rachel [last name not given], Charmaine Daniels, Bonnie Speeds, Shelley Prophet, Andy Kip) spoke in strong opposition. Key concerns:
    • Health risks from proximity of fueling station (respiratory, cancer risk in children).
    • Property value decrease (10-20%).
    • Noise from vehicles and operations, especially near homes and a daycare with 40+ children.
    • Loss of community garden and open space.
    • Lack of alternative site plans (e.g., flipping the layout, moving closer to Highway 1).
    • Perceived inconsistency with town's investment in recreational amenities on Water Street.
  • Vote: Unanimous approval of sketch plan (motion by Kelly, second by Allison). Board noted that this is a concept; applicant is expected to consider public input and provide more detailed renderings and impact analysis at final stage.

Case 2601: Stormwater Compensation Fees Ordinance Amendment (Public Hearing and Recommendation)

  • Description: Text amendments to Sections 1.7 and 4.5.4 of the Zoning Ordinance to enable collection of compensation fees from applicable developments in a direct watershed of an urban impaired stream (Mayobrook). Only applies to projects subject to state Site Law (≥3 acres disturbance). A separate compensation fund plan is being developed.
  • Discussion: Board noted the limitation to large projects; many small projects contribute to stream degradation. Staff indicated work on a local program to capture smaller disturbances is underway. Minor editorial suggestions were made.
  • Public Comment: None.
  • Vote: Unanimous motion (by Steve, second by Alison) to find the amendments further the Comprehensive Plan and forward a written recommendation to the Town Council.

Meeting Transcript

Okay. Good evening. Good evening. Welcome to the April 28th, 2026 Brunswick Planning Board meeting. We have four cases before us tonight. Case number 25038 Starwoods Subdivision case number 26012. The Dion Farm Farmers Market Case Number 26011 Brunswick Public Works Phase 1 and Case Number 2601 Stormwater Compensation Fears and Ordnance Amendment. Next to Rob Steve Walker, next to Steve, Chris Baldwin. On my near left, Alison Harris, and next to Alison, Julie Erdman, Director of Planning and Development. Next to Julie, Jimmy Dealman, principal planner, and next to Jimmy, last but not least is uh Matthew James, our land use planner, and I'm Bill Dana. Who would like to introduce our first project? First, we have case number 2538, Starview Wood Subdivision. The planning board will review and act upon a major development review, final plan application submitted by Sidelines PA on behalf of the property owner, Chen Properties LLC for a nine-lot open space subdivision on a new dead end road. The subject property is located at 346 Old Portland Road, Map 13 lot 12, and within the rural mixed use or RM zone in the Shoreland Protection Overlay or SPO subdistrict and the shore land protection overlay stream protection or SPO SP subdistrict. Okay, thanks. Before I come to you, Joe, I'll just get a uh vote on uh application completeness. Uh the staff has reviewed the application and determined that it's complete. I'd like a motion to the effect that the planning board concurs with planning staff's conclusion that the basic major development review application materials have been submitted and that the application is complete such that the board may proceed with substantive review of the application and identification of any further information required from the applicant. Motion by Steve, second by Chris, all those in favor. That's unanimous of the board pre members present. Chris. All right. Joe, it's your show. Uh I just wanted to say before you start, I really appreciate the work you put in responding to staff review committees questions and concerns, and uh your answers are great. Thank you. Thank you. Uh my name is Joe Martin. I'm a civil engineer with Site Lines, and I'm here on behalf of the applicant. And I'm just gonna do a quick rundown of the the process and the uh the project as it stands today. So the project team is uh the applicant is is Chen Property LLC. Uh Sight Lines is the engineer and surveyor record for the project, and then we had um Albert Frick Associates. Uh they conducted a wetland delineation and vernal pool survey for the property, and they also dug uh multiple test pits on the property for uh sepping systems for the uh individual lots. So the review process for this project um for planning board, we need to need to come to you for for sketching and final. Uh we obtained sketch uh in October of last year, and we're here today, hopefully, to get a final approval uh from you as well. Um from the DP, because we're disturbing more than an acre of area. We're required to uh get a stormwater perm by rule. Uh we have submitted that and we received it, I think about two weeks ago. Uh we also need to obtain what's called the main construction of general permit, and that's a permit that's contracted between the uh the DEP and the uh earthwork contractor. They'll be working on the project. Uh we have submitted and received that as of last week as well. So we're all set from the standpoint of the DP. Um we have submitted a uh driveway entrance permit for um from main DOT. Uh we've received some comments from them responding to that, and at this point, I think we're just waiting for them to issue the permit. But uh last I've heard they have not issued that permit thus far. Um quick rundown of the project. So the total site is a little bit under 17 acres. It's located in the RM zoning district. But it has since been overgrown, and it's right now it consists of just many of the like small diameter trees that compose most of the property. So the project itself will consist of the construction of a new private roadway that will serve nine new single family lots. And the remainder of that area will obviously be developed for the roads and the new lots.

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