Saco Planning Board Meeting - June 2, 2026: Subdivision Approvals, Sidewalk Debate, and Public Hearings Scheduled
Saco Planning Board Meeting - June 2, 2026
The Saco Planning Board convened on June 2, 2026 at 9:59 PM (meeting started earlier, adjourned at 9:33 PM) under Chair Matt Prevenzel. The board approved minutes, adopted revised standard operating procedures, and addressed several subdivision applications. Key items included the final approval of 986 Portland Road, a prolonged discussion on the 321 Lincoln Street subdivision (94 lots) regarding phasing and a contested sidewalk extension, and completeness reviews for 42 Ferry Road (25 units) and 196 Jenkins Road (14 lots). Public comments raised concerns about tree surveys, construction impacts, drainage, and noise.
Consent Calendar
- Minutes Approval: The board approved the minutes of the previous meeting with amendments as proposed by Board Member Jeff: clarifying language on generator interaction with E1 system, correcting '20 feet' to 'foot candles' for canopy lighting, correcting a turning movement description (left to right hand turn onto Route 1 southbound), and changing 'background recommendation' to 'negative recommendation' for the Flag Pond Road item. Motion carried 4-0.
Public Comments & Testimony
- Andrew Mondak (29B Old Orchard Road): Expressed concern about a tree survey condition for the 42 Ferry Road application, stating that trees of significance (6 ft 3 in circumference) along his boundary were not mapped and could endanger his property during earthworks. He asked where the public can review the survey and questioned the completeness of the application.
- Melissa Field (160 Bradley Street): Referenced dust and dirt issues from a recent nearby development on Bradley Street. Recommended that the construction management plan for 321 Lincoln Street involve Public Works (Travis Moore) early to ensure proper road cleaning equipment and frequent cleanup, as the site is larger.
- Jane Caron (264 Lincoln Street): Supported Charles' staff breakdown of issues. Stressed that the construction road from Bradley to Lincoln should be opened ASAP. On sidewalks, she stated the developer should not be required to extend sidewalks all the way to Evergreen but supported the Lincoln Street connection with a beacon. She also requested clarification on an easement onto Evergreen. Concerned about clearing of buffers and setbacks, urging preservation of existing trees rather than replanting.
- Mary Elizabeth Carolyn (Forest Street): Described drainage issues after recent road work changed the pitch, leading to water flowing onto her property and a stream behind her house becoming active. She fears the 321 Lincoln Street development will exacerbate flooding and turn her backyard into a pond, and she requested the board look into her property.
- Susan Brimijon (33 Skyline Drive): Asked if the 321 Lincoln Street project is a five-year plan and expressed concern about five years of construction noise in her backyard.
Discussion Items
- 986 Portland Road (Phase 1, Final Subdivision): Applicant Jeff Amos (Teradine Consultants) presented for Clover Leaf LLC, seeking final approval for two new lots and a hammerhead turnaround. Staff had no additional comments. The board discussed adding a finding of fact regarding future development noting the wetlands delineation clarification agreed upon during review with DEP, applicant, and peer review. The public hearing was opened and closed with no public comment. The board adopted the draft findings of fact and conditions of approval as amended, and granted final subdivision approval. Motion passed 4-0.
- 321 Lincoln Street (Final Subdivision – 94 lots): Staff planner Charles provided an overview, noting the application is not recommended for approval tonight due to phasing and sidewalk issues. Key points: phasing (phases A-E) will be approved all at once; staff requested a more detailed construction management and phasing plan; and staff recommended extending off-site sidewalks beyond the applicant's proposal (1,100 ft) to connect to Evergreen (additional 2,000 ft). Applicant Drew Gagnan (Gorral Palmer) argued the extra sidewalk is unreasonable, costly (estimated $250k+), and would drive up housing costs, citing affordability indexes. Board members expressed differing views: Jeff supported the extension for safety and connectivity, while Jim and Chris considered it a significant burden on the developer and noted the city should fund such infrastructure. Chair Matt indicated he did not support requiring the extension. The public hearing was opened; after receiving public comments, it was continued to June 16, 2026 for further discussion and to allow input from absent board members. The applicant was directed to provide a refined phasing plan and construction management narrative. Motion to continue passed 4-0.
- 42 Ferry Road (Application of Completeness – Final Subdivision, 25 units): Applicant Greg Burtis (Acorn Engineering) presented. Changes from preliminary review include a crosswalk with lit beacon (instead of an all-way stop) after Maine DOT determined warrants were not met. The applicant pushed back on a DPW request for an ADA space at the clubhouse due to grade constraints. Board members noted the tree survey mapping appeared adequate. The board found the application complete and scheduled a public hearing for July 7, 2026. Motion passed 4-0.
- 196 Jenkins Road (Application of Completeness – Final Subdivision, 14 lots): Applicant James Lowry (BH2M) described minor adjustments to wetland impacts to stay under the Army Corps threshold. The board discussed buffer concerns but agreed the application met completeness standards. The board found the application complete and scheduled a public hearing for July 21, 2026, with the applicant requesting it be first on the agenda. Motion passed 4-0.
- Planning Board SOP Update: The board reviewed and adopted the revised Standard Operating Procedures as amended, including updates to submission deadlines and meeting duration guidelines. Motion passed 4-0.
Key Outcomes
- Minutes: Approved with revisions (4-0).
- 986 Portland Road: Final subdivision approval granted (4-0).
- 321 Lincoln Street: Public hearing continued to June 16, 2026; applicant to submit refined phasing and construction management plan; sidewalk extension decision deferred to allow full board input (4-0 to continue).
- 42 Ferry Road: Application found complete; public hearing scheduled for July 7, 2026 (4-0).
- 196 Jenkins Road: Application found complete; public hearing scheduled for July 21, 2026 (4-0).
- Standard Operating Procedures: Adopted (4-0).
- Future Meetings: August 11, 2026 reserved for training; new board member anticipated.
Meeting Transcript
Everyone, ladies and gentlemen, esteemed members of the planning board and valued community representatives. I welcome you all to this evening's assembly of the Socco Planning Board. As chairman, it is my privilege to convene this gathering dedicated to the thoughtful planning and development of our community. Today we come together with a shared commitment to shaping the future of our city in a manner that reflects our values, respects our heritage, and fulfills the needs of our residents both now and in the future. It is our duty to maintain transparency, fairness, and inclusivity in our proceedings, ensuring that the voices of all are heard and respected. Together, we must embrace the responsibility entrusted to us by our community, working diligently and thoughtfully to chart a course that fosters growth, prosperity, and harmony. With us this evening, myself, Matt Prevenzel, the chair of the board. Board Member Catherine Pellini is absent as well. Along with our Ward Seven City Council liaison, Nathan Johnson. So that doesn't really hold context to what's going on. It's the ones that didn't have generators. I was hoping we might be able to strike the first two sentences and maybe just um replace it that the board asked for clarification on how the E1 system will interact with some homes, having optional generators and others not, as well as backflow preventers. I think that'll just kind of sum up everything that we were asking. Thank you. And then keep it on. Then I have an another one on page two in the middle for the 952 Portland Road, Route 1 gas. It talked about the canopy lighting higher than 20 feet. And I think it meant to say foot candles. We're gonna correct that to our canopy level of foot candles. So if we could change 20 feet to foot candles. And then the middle, there was it talked about the turning and how traffic it talked about knowing the traffic light will be installed, which I'm a little confused on because the traffic light already is installed. Um then it had the description of the turning movement to enter north by turning into flagpond road and then turning into the property. And it says left hand turn onto Route One southbound only. It should be a right hand turn on the south route one southbound only. I'm just kind of capturing our discussion. That left makes it really confusing because you can't leave the lot onto Route 1 directly and head south turning left. Um then the final one was uh our planning updates. We were talking about flag pond road, and um Charles had given a background recording to the board proposed to make a negative, and it said background recommendation, and I think it's a a a negative recommendation to the council. So if we could just change background for recommendation, I think that would um take care of a lot of the the items I picked on. Thank you. Sure, thank you, Jeff. Any other thoughts or comments or any discussion on Jeff's items? Mr. Chair, I'll move that we approve the uh the minutes with the uh revisions uh uh suggested by Jeff. I would second that motion. Thank you for the motion, Jim and the second Jeff. Any additional discussion? All right, those in favor, Chris? Yes. Jim? Yes. Jeff? Yes. I'll vote yes as well. Motion passes 4-0. All right, our next item on our agenda this evening is our planning board public hearing guidelines. This is a document developed by the board and city staff outlining the procedure in place for our public hearings held. This explains the purpose of the public hearings and uh outline procedure of reviewing an application, public comment presentation, and meeting duration. This is available at the rear of the auditorium along with digital versions on the city's website and as part of our packet each meeting. If anyone has any questions on that, please let us know and we'll do our best to answer those.
openpublica.com