Public Meetings - Saco, Maine

The Saco Planning Board convened on Tuesday, January 13, 2026, at 5:30 PM (the meeting was called to order at 5:30 PM, though the transcript later notes a 5:30 start time that will be corrected). The board received a detailed staff presentation on the Site Location of Development (SLODA) review process delegated to the city, discussed proposed changes to the board’s Standard Operating Procedures (SOP), and handled routine administrative items. Consent Calendar - No consent calendar items were presented. Public Comments & Testimony - No members of the public spoke during the designated public comment period. Discussion Items - Site Location of Development (SLODA) Presentation: Staff members Emily Cole Prescott (Deputy City Administrator), Adam Bliss (City Engineer), Charles Tettleman (City Planner), and Lauren Forte (Assistant City Planner) provided an overview of the SLODA process. Key points included: - SLODA review is triggered when a project involves three or more acres of “structure” as defined by Maine DEP (including driveways and other impervious areas). - The city has delegated review authority for projects up to approximately 10 acres; larger projects are handled by the state. - SLODA standards are similar to local site plan review, with additional reporting requirements through the Maine Enterprise Licensing System (MELS). - Adam Bliss explained stormwater management requirements under Chapter 500, including water quality treatment (one inch of runoff from developed areas), erosion control, and the importance of maintenance access easements (typically 15 feet each side of pipe centerline). - Board members Jeff Brochou and Jim Mollier raised questions about buffer setbacks, tree preservation, financial capacity standards, and the enforceability of deed-restricted buffers. Staff acknowledged that clear “no cut” areas on plans and deed restrictions help with compliance. - The board discussed the need to strengthen language in staff memos regarding access easements and to ensure that applicant responses to staff comments are substantive. - Review of Planning Board Standard Operating Procedures (SOP): Chair Matt Provencel initiated a discussion on the SOP, focusing on late submission procedures and after-the-fact packets. Board members and staff debated timing and mechanisms for handling public comment and applicant materials received shortly before meetings. Key proposals included: - Adding an agenda item to address after-the-fact packets early in each meeting. - Establishing a 3 PM Monday cutoff (day before the Tuesday meeting) for all late submissions (public comment, applicant materials, staff updates) to give staff time to digitize and distribute materials and allow board members to review them before the meeting. - Allowing the board to vote to extend public comment time beyond the standard eight minutes (five plus three) when a speaker provides substantial, substantive information. This would be done via a motion to suspend the rules, as is customary under Robert’s Rules. - Correcting the SOP to reflect the actual 5:30 PM meeting start time (the document still listed 5:30, but the meeting this evening began at that time; the correction is administrative). - Staff noted that a formal SOP revision would be brought to the board for adoption at a future meeting (likely February 3 or 17). - Other Items: Board member Catherine Pelini suggested requiring pre-application meetings or sketch plan reviews for certain projects. Charles Tettleman supported standardizing early engagement (staff, PDRC, or board workshops) to identify issues before applications are submitted. The board also acknowledged the January 12 joint meeting with the city council regarding new state statutes. Key Outcomes - The board agreed in principle to revise the SOP to include an agenda item for after-the-fact packets, a 3 PM Monday submission cutoff, and a board vote mechanism to extend public comment time. Staff will draft language for formal adoption. - The board will continue discussions on pre-application requirements as part of the ongoing ordinance and SOP work. - Upcoming meetings: January 20 (regular meeting) and a site walk on January 14 at 8 AM at 83 Jenkins Road / Booth Bay Road area. - The meeting adjourned at 8:08 PM.

The Saco City Council held a joint workshop with the Planning Board on new state land use mandates, followed by a workshop on a wave gauge proposal to monitor the Army Corps jetty spur. The regular meeting included public comments from Blue Haven mobile home park residents requesting a 180-day moratorium and rent stabilization, approval of a CAD RMS MOU with Biddeford, and discussion of an EV charging pilot policy. Workshop on State Land Use Law Changes - Attorney Phil Saucier presented an overview of recent state legislation (LD 2003, LD 1829, and related bills) that mandates changes to municipal zoning, including increased density allowances, elimination of owner-occupancy rules for ADUs, reduction of parking requirements, and prohibition of growth caps in designated growth areas. He noted effective dates: some provisions took effect September 2025, others will apply to Saco in July 2026 because of its city council form of government. - Councillor Nathan Johnston expressed strong frustration with the state mandates, stating that they benefit developers without guaranteeing affordability, undermine local planning efforts, and impose significant administrative burdens. He indicated interest in joining Scarborough in passing a resolution opposing the changes. - Councillor Trisha Hewitt asked about the definition of affordable housing under the density bonus provisions. Attorney Saucier explained it is based on area median income. City staff will provide specific dollar amounts. - Councillor Will Gale inquired about the purpose of a new data collection requirement for municipalities over 4,000 residents (LD 1184). Mr. Saucier said it will help measure progress toward statewide housing production goals. - Planning Board member Jeff Brochou raised concerns about eliminating sewer and water capacity reviews, warning of potential system failures. He suggested deed restrictions as a possible tool to limit density and encouraged the Council to be proactive. - Planning Board Chair Matt Preventsel asked about inclusionary zoning as a tool to require affordable units. Mr. Saucier confirmed municipalities can adopt such ordinances, noting Portland’s requirement as an example. - Councillor Johnson reiterated that the state’s approach fails to account for local differences and that Saco has a history of progressive planning. Workshop on Section 4-34 (Planning Board Membership) - The Council discussed a grievance about the professional backgrounds of planning board members, particularly limiting real estate brokers from serving as chair or vice chair. - Planning Board members unanimously opposed restricting membership based on profession, stating that current conflict-of-interest rules are adequate and that a diverse professional background strengthens the board’s ability to make sound, defensible decisions. Workshop on Wave Gauge Proposal - David Plav, Chair of the Saco Shoreline Commission, and Will Kaczynski, UNE Professor, presented a proposal to purchase two wave gauges (approximately $9,000 total) to monitor wave energy before and after construction of the Army Corps jetty spur. The gauges would be deployed on either side of the jetty to measure changes in wave height and validate Army Corps models. - Key details: The gauges measure water pressure at 30 times per second, accurate to 0.3 mm. UNE will cover all deployment and analysis costs; the city pays only for the equipment. Data can be used to inform future beach management and erosion mitigation efforts. - Councilmembers expressed support, noting that the data is essential for the city to make independent decisions about coastal management. The item will be brought back as an agenda item for formal approval. Public Comments & Testimony - Sarah Gardner (17 Pinehaven St.) requested a 180-day moratorium and rent stabilization for Blue Haven mobile home park, citing financial disparity between residents and the park owner (worth $57.9 million) and a non-negotiable $660 lot rent increase. She raised questions about enforcement and fairness in mediation. - Kathy Dobbins (28 Meserve Circle) detailed a timeline of mediation steps, noting that the owner presented a new mediator without mutual agreement and indicated that the $660 is non-negotiable. She also reported that Shady Oak residents were redistributed to Onyx Capital, suggesting possible circumvention of first-refusal laws. - Brian LaRoach (19 Reserve Circle) cited a Maine Housing Authority report showing a 187% income increase needed to afford median-priced homes, and urged council to schedule a workshop on a rent cap ordinance, referencing Old Orchard Beach and Sanford’s models and the LD 1765 report. - Lisa DeRocher (18 Pine Haven St.) asked for a 180-day moratorium and rent stabilization, stating that residents are fighting a “corporate warfare nightmare.” - Daniel Richards (7 Pine Haven St.) spoke of neighbors on fixed incomes fearing eviction. - Hope Lambert (14 Pheasant Road) noted that despite property tax decreases for the park in 2022 and 2025, residents did not receive any rent reduction. - Donna Stevens (32 Pinehaven St.) described stump grinding done just before the contract deadline as a perceived threat, and reported that the owner could not provide records for a convenience fee refund from 2024. - Rev. Robert Henry (24 Pheasant Road) recounted the community’s journey, noting the need for legal representation and asking for time to navigate the mediation process. - Gail Janes (29 Pinehaven St.) thanked council for past support and asked for a 180-day extension of the moratorium to protect residents during mediation. Discussion Items - CAD RMS MOU (Action Item A): Councillor Parks presented a memorandum of understanding between Saco and Biddeford police departments for a shared public safety software system. Biddeford, as the PSAP for Saco, will sign the contract; Saco will pay 50% of costs. Approved 6-0. - EV Charging Pilot Policy: Director Summers introduced a draft policy for a Level 2 charger at the community center, which is currently free. The policy would set a 3-hour parking limit and a fee of twice the standard electricity rate per kWh, effective July 1, 2026. The plan is reviewed annually. Council expressed support. - Administrative Update: City Administrator Ryan Pelletier announced the Ward 3 special election on January 13, 2026; warming center hours at the Transportation Center; and the Martin Luther King Jr. holiday closure on January 19 (no trash/recycling impact). Key Outcomes - CAD RMS MOU: Approved unanimously (6-0). - Wave Gauge Proposal: Council agreed to bring the item back as an agenda item for formal approval, with an MOU between the city and UNE to be drafted. - Blue Haven Moratorium and Rent Stabilization: Councillor Johnston and Gale voiced strong support for extending the moratorium by 180 days and initiating a workshop on a rent cap ordinance. Council will need to schedule these before the current moratorium expires on February 13, 2026. - Section 4-34: No formal action taken; direction was to maintain current membership rules. - EV Charging Policy: Set for formal adoption during budget season. - Executive Session: Council entered executive session (6-0) to discuss a real estate economic development credit enhancement agreement at 8:33 PM.

The Saco Planning Board convened on January 6, 2026, at approximately 6:30 PM. The board re-elected Matt Provencel as Chair and Joyce Larry Clark as Vice Chair for 2026, then reviewed multiple subdivision applications, heard public comments, and set future meeting dates. Consent Calendar - Approval of December 16, 2025 planning board minutes was deferred to January 20, 2026, as minutes were not yet available. - The planning board public hearing guidelines were reviewed and available online and in print. Public Comments & Testimony - Steph Normantis (90 Jenkins Road) expressed concern about the impact of the proposed division at 83 Jenkins Road on city water availability and whether she would be forced to connect to city water. - James Wiggs (200 Jenkins Road) raised concerns about a boundary marker that may have been moved and potential stormwater runoff from the 196 Jenkins Road development, stating he lives lower than the land. Discussion Items - Nominations for Chair and Vice Chair: Matt Provencel was nominated and unanimously re-elected as Chair; Joyce Larry Clark was nominated and unanimously re-elected as Vice Chair for the 2026 calendar year. - Application 196 Jenkins Road (14-lot subdivision): The applicant reported reducing the private road length by 78 feet to comply with the 1,500 linear foot limit and provided updates on wetland permits and stormwater modeling. Board member Jeff Brusho raised several technical issues (lighting fixtures, easement widths, stormwater design). The board found the application complete (5-0), opened a public hearing, heard public comment, and continued the hearing to February 3, 2026, to allow the applicant to address outstanding items. - Application 63 Watson Mill Road (4-lot subdivision): The applicant sought a waiver from stormwater quality treatment standards (Section 188-803) due to linear exemption. The board granted the waiver (5-0), reopened and closed the public hearing (5-0), and after amending findings of fact and conditions (including trash disposal and financial capacity), approved preliminary subdivision and site plan approval (5-0). - Application Lincoln Road and Eloise Way (final subdivision): The applicant explained the lot line adjustment and noted the two additional lots created by state exemption were not part of the subdivision. The board reopened and closed the public hearing (5-0), adopted amended findings of fact and conditions of approval (5-0), and granted final subdivision approval (5-0). - Application 83 Jenkins Road (12-lot to 8-lot townhouse proposal): The applicant presented a revised plan with 8 lots and 15 townhouse units, shifting from a 12-lot single-family subdivision. Discussion covered waivers for dead-end road length (1,176 feet, waiver requested), directional boring for sewer under Goose Fair Brook, and stormwater management. The board scheduled a site walk for January 21, 2026 (8 AM) and continued both the completeness review and public hearing to February 17, 2026 (5-0). - Application 352 North Street (change of ownership for hotel site plan): The applicant requested a name change from Northeastern Hospitality to North Street Holdings due to condominium financing. The board reviewed submitted documents, found the application complete (5-0), opened the public hearing, and continued both the hearing and review to January 20, 2026, pending city attorney review of the condominium documents (5-0). Key Outcomes - Elections: Matt Provencel re-elected Chair, Joyce Larry Clark re-elected Vice Chair for 2026. - 196 Jenkins Road: Application found complete; public hearing continued to February 3, 2026. - 63 Watson Mill Road: Waiver granted; preliminary subdivision and site plan approved; final subdivision application required. - Lincoln Road & Eloise Way: Final subdivision approval granted. - 83 Jenkins Road: Site walk scheduled January 21, 2026; review continued to February 17, 2026. - 352 North Street: Application found complete; public hearing and review continued to January 20, 2026, pending legal review. - Upcoming Dates: Joint city council/planning board meeting January 12, 2026 (6:30 PM); planning board training January 13, 2026; regular meeting January 20, 2026; site walk January 21, 2026 (8 AM). - Board Vacancy: Member Camille White resigned; applications for replacement may be submitted to planning staff or city clerk.

The Saco City Council met on January 5, 2026, at 6:30 PM with all members present except Councillor Johnston (excused). The meeting began with the Pledge of Allegiance, acknowledgments of a new city administrator and outgoing interim, public comments, approval of minutes, consent items, three action items (public hearing on a special entertainment permit, election of a parliamentarian, and ordinance readings), an administrative update from the new administrator, and council discussion. Public Comments & Testimony - Kelly Archer (185 Bradley Street) welcomed new City Administrator Ryan Pelletier on behalf of engaged residents. She stressed the importance of strict compliance with local, state, and federal laws, and called for a culture of accountability under the city charter. She expressed support for Pelletier’s leadership. - Phil Hatch (19 Evergreen Drive) expressed support for Action Item C (administrative code updates) and thanked former Councillor Johnston for his work. He also welcomed Pelletier, praised his predecessor John Bohenko, and thanked Deputy City Administrator Emily Cole Prescott for her interim service. - Inga Brown (161 Simpson Road) spoke on two topics. First, she criticized inconsistent processes for site plan amendment applications, citing a November 4, 2025 Planning Board meeting where an anemic application was deemed complete. She called for standards and a separate application for revisions. Second, during the public hearing on the Riverwinds special entertainment permit, she argued that the 2021 contract zone amendment was invalid because the 1985 zoning ordinance (and all contract zones) had been inadvertently repealed in January 2021. She stated the current permit should only cover uses valid under the 2017 contract zone. She also asked about the completion date of a plumbed bathroom and noted six unaccounted self-sponsored events on public websites. - Kelly Archer (second round) echoed Inga Brown’s concerns, urging a comprehensive legal review of all 50 contract zone agreements before council or planning board action. She emphasized that many agreements were not properly executed and that continuing to ignore legalities would cost taxpayers. Consent Calendar - Approval of Minutes: Minutes from December 1 and December 8, 2025, were approved 5-0. - Consent Items: Both items were approved 5-0: (A) Appointment of a vacant Ward 3 warden and ward clerk for the January 13, 2026 special election; (B) Confirmation of the mayor’s appointment of Ryan Pelletier to the Maine Municipal Association Legislative Policy Committee. Discussion Items - Action Item A – Public Hearing for Riverwinds Special Entertainment Permit Renewal: Beth Austin (River Wind Farm & Estate, dba RW Events) applied to renew a special entertainment permit concurrent with the liquor license. The clerk advertised the hearing and received no concerns from city departments. In public testimony, Inga Brown and Kelly Archer questioned the validity of the underlying contract zone amendment (2021) due to the 2021 repeal of the zoning ordinance. Councilor Edwards moved to approve the permit “for events as per the River Winds contract zone agreement.” Councilor Edwards and Councillor Hewitt acknowledged the legal concerns but cited the business’s successful, complaint‑free operation and expressed intent to craft legislation to resolve the issue. The motion passed 5-0 at 6:46 PM. - Action Item B – Election of Parliamentarian: Councilor Parks moved to elect Councillor Nathan Johnston as parliamentarian for a one-year term, per Rule 38. The motion passed 5-0. - Action Item C – Final Reading of Administrative Code Updates (Chapter 4, Article 5): Councilor Parks presented the updates, which had been revised over several meetings and incorporated public hearing comments from December 15, 2025. Councilor Gale thanked the council and staff for the engagement. The motion passed 5-0. - Action Item D – First Reading of Recreational Vehicle Ordinance Amendment (Chapter 169): Councilor Edwards moved to approve the first reading and schedule a public hearing for January 26, 2026. Councilor Arnon raised a concern about the requirement for self-contained electrical service (generators) for RVs; Code Enforcement Director Toomey stated the language would be corrected in the next version to ensure safe, proper electrical connections. Councillor Hewitt asked about allowing unplanned overnight stops; Toomey said verbal permits can be issued after the fact for emergencies. The motion passed 5-0. - Administrative Update – City Administrator Ryan Pelletier reported: - Appointment of Kevin Duras as Deputy Fire Chief of Logistics, effective immediately. Duras began his career in Saco in 1996 and returns after serving in Biddeford and Scarborough. - Updated downtown snow emergency parking ban exemptions: Main Street (Cutz Ave to Gooch St), Cutz Ave, Thornton Ave, Pleasant St, Store St, and Water St (Main St to Elm St) are exempt from 7 AM to midnight during storms. - Code Red emergency notification system test scheduled for January 15, 2026, at 11 AM. - Local Beach Management Plan listening session on January 8, 2026, at 6:30 PM in Saco City Hall Auditorium. - Civic Software RFP for a cloud‑based permitting and citizen engagement platform; proposals due February 3, 2026. Key Outcomes - All votes were 5-0 on every motion (minutes approval, consent items, all four action items, and adjournment). - The Riverwinds special entertainment permit was renewed despite public testimony questioning the validity of the underlying contract zone amendment. Council pledged to work with legal counsel to address lingering contract zone issues. - Councillor Nathan Johnston (absent) was elected parliamentarian for 2026. - The administrative code updates were adopted as final. - The recreational vehicle ordinance amendment passed first reading; the public hearing is set for January 26, 2026. Staff will revise the electrical service language. - The meeting adjourned at 7:16 PM.

The Saco Planning Board met on December 16, 2025, at 7:00 PM (approximate start) to consider several agenda items, including subdivision completeness reviews, a site plan amendment for the Ecology School, and continued public hearings. The meeting lasted over three hours, with extensive public comment and board deliberation. Key decisions included approving minutes, finding applications complete for Eloise's Place and the Ecology School, and continuing several items to future dates. Consent Calendar - Minutes Approval: The board approved four sets of draft minutes with one correction (December 9 meeting date). Votes were taken individually: December 9 minutes (3-0-1), 42 Ferry Road site walk (3-0-1), 196 Jenkins Road site walk (4-0), 321 Lincoln Street site walk (3-0-1). Board member Catherine Paellini abstained from site walk minutes she did not attend. Public Comments & Testimony - Inga Brown (161 Simpson Road): Urged the board to table the Ecology School application completeness review, citing missing legal opinions, lack of financial capacity information, and concerns about the contract zone validity. She stated the turn lane cost estimate (approx. $983,000) and that the construction loan agreement places all cost overruns on the city, with repayment starting in 2035. - Kelly Archer (185 Bradley Street): Agreed with Ms. Brown, called for the board to deny application completeness due to pattern of delays and lack of information. Expressed frustration with intergovernmental coordination. - Margaret Mills (168 Simpson Road): Opposed the turn lane requirement for the Ecology School, citing property loss, safety concerns (public access to school site), and questioned the validity of the contract zone. Asked the board to remove the turn lane requirement. - Deb Hilton (143 Simpson Road): Provided detailed financial analysis of the Ecology School’s audited financial statements, noting operating losses, negative cash flows, substantial doubt about going concern, high debt-to-equity ratio (10:1), and default on USDA loan. She argued the applicant lacks financial capacity to complete the turn lane. - Phil Hatch (19 Evergreen Drive): Former city councilor, expressed concern about the applicant’s good faith in negotiations, citing financial data showing inability to repay debt. Believed the city should not continue to support the project. - Kelly Archer (second comment): Reiterated previous concerns, stated that the construction loan agreement has expired, and called for compliance and accountability across all agreements. - Fr. Basil Lamb (52 Plymouth Drive): Opposed the 94-unit Bradley Estates development, citing traffic dangers, loss of unique conservation land, and the owner’s refusal to sell to conservation foundation. Asked for a smaller development (30 units). - Inga Brown (second comment): Supported conservation of the 58-acre parcel, called the development number “startling,” and noted the illegal sale of the property. Discussion Items - 6A Eloise's Place – Final Subdivision Completeness: Applicant Austin Fagan (BH2M) proposed transferring 60,000 sq ft from lot 5 to an abutter. Board discussed lot access, frontage, and public road status (Eloise’s Place confirmed as public). The board found the application complete (4-0) and scheduled a public hearing for January 6, 2026. Board member Jeff requested additional detail on lot layout for the next packet. - 6B (moved) 184 Simpson Road – Ecology School Site Plan Amendment: The applicant requested a time extension to June 3, 2027, for condition 9 (turn lane construction). Board discussed legal opinions, financial capacity, and the status of city coordination. After lengthy debate, the board voted 3-1 to find the application complete (Jeff opposed). Public hearing was opened. Testimony from the public raised financial concerns and lack of progress. The board then voted to continue the public hearing and review to January 20, 2026, to allow the applicant to respond and the public to review new information. The board also requested staff clarify the intercreditor agreement and construction loan terms. - 6C 42 Ferry Road – Preliminary Subdivision and Conditional Use: The board continued the public hearing and review to January 20, 2026, at the applicant’s request to allow more time for updated drawings and staff review. - 6D 321 Lincoln Street – Bradley Estates (94 lots): The board continued the public hearing and review to February 3, 2026, after extensive discussion on sidewalk connectivity, easement width (20 ft vs. 30 ft), gutter restrictions, and fence placement around the quarry. The board agreed to refine conditions of approval, including a note on ADU restrictions and gutter enforcement. The applicant requested preliminary approval that night, but the board decided to continue for further staff input. Key Outcomes - Minutes Approved: Four sets of minutes approved with corrections. - Eloise's Place: Application found complete; public hearing set for January 6, 2026 (4-0). - Ecology School: Application found complete (3-1); public hearing continued to January 20, 2026 (4-0). Staff to provide clarification on intercreditor agreement and construction loan. - 42 Ferry Road: Continued to January 20, 2026 (4-0). - 321 Lincoln Street (Bradley Estates): Continued to February 3, 2026 (4-0). Board directed staff to refine conditions of approval regarding gutters, ADUs, easements, and sidewalk extensions. - Next Meeting: January 6, 2026 (with a training session on January 13).

The Saco City Council met on December 15, 2025, to address a packed agenda including a proposed extension of an emergency moratorium on mobile home park lot rent increases, consent items, public hearings, and two new business items. A large crowd of Blue Haven Mobile Home Park residents testified in favor of a longer moratorium, citing transparency, safety, and financial hardship concerns. The council ultimately voted unanimously to extend the moratorium by 60 days (to February 13, 2026) and moved several other items forward. Consent Calendar - Notice of Election for Ward 3 Special General Election (January 13, 2026): Moved to action item for discussion. Council noted the requirement to post the notice publicly. Approved unanimously (6-0). Public Comments & Testimony - Kathy Dobbins (28 Meserve Circle): Requested a 60-day extension of the emergency moratorium and a 180-day moratorium. Cited threats, inaccurate information, lack of transparency from park ownership, and the park's potential sale. Mentioned Maine laws LD 1723 and LD 1016 and the first right of refusal. - Sarah Giles Gardner (address not stated): Emphasized the need for a 180-day moratorium to clarify contradictory statements from park ownership. Demanded transparent documentation of expenses and compliance with rent regulations. Noted discrepancies in payment receipts. - Brian LaRoche (19 Meserve Circle): Supported a 60-to-180-day moratorium, citing lack of transparency on a comparative study used to justify increases, impact on fixed-income residents (41% of Saco households struggle), and the need for time to review legal frameworks. - Rodney Champagne (17 Clayton Drive): Doubted park ownership's claims of providing low-cost housing; noted lot rents at $750 plus fees, safety concerns from dead trees, and threats of no repairs if residents push back. - Barb Thomas (address in park): Called for a 60-day moratorium and possibly 100 days. Stated ownership identity has been withheld, communication is poor, and rent has increased $30–$40 annually since 2020, with a proposed $145 increase. - Kate St. James (6 Meserve Circle): Lives on Social Security alone; proposed increase would consume two-thirds of her income. Calculated lot rent revenue far exceeds taxes. Described safety and maintenance neglect. - Susan Lalaman (20 Meserve Circle): Raised safety concerns about a threatening neighbor and lack of management response despite multiple police calls. - Lisa DeRosher (18 Pine Haven Street): Noted that a $650 lot rent would create a second mortgage for many retirees. Pleaded for council to hear residents' voices. - Hope Lambert (14 Pheasant Road): Described community bonds and fear of losing neighbors. The $145 increase would force hard choices; asked about LD 1829 and LD 1850 implications. - Donna Stevens (32 Pinehaven Street): Works full-time and can afford the increase, but collected signatures from struggling neighbors. Identified park ownership as BRT Foundation (a nonprofit LLC). Noted a proposed settlement from park ownership (50% credit for one year) but expressed skepticism. - Robert Henry (24 Pheasant Road): Appreciated council involvement; said town hall revealed new information to park management. Supported extension for further understanding. - Terry Denham (30 Pheasant Road): Concerned that additional costs (e.g., city sewer) would be passed on to fixed-income residents. Rent has increased four times in four years. - Kelly Archer (185 Bradley Street): Asked for public hearing materials to include all written comments (as planning board does). Requested city website list all staff contacts. Suggested council amend the moratorium to start from December 26 and extend beyond 40 days if possible. - Phil Hatch (19 Evergreen Drive): Supported the moratorium extension but focused on new business item A (grievance committee). Reminded council the grievance was accepted a year ago; urged focus on addressing it, warned of conflicts of interest and taxpayer liability. Discussion Items - Emergency Moratorium on Mobile Home Park Lot Rent Increases (Item D): Councilor Johnston proposed a 40-day extension (to January 24, 2026). Discussion revealed residents had received a settlement offer from park ownership (50% credit for one year) with a deadline of January 31. Councilor Johnston amended to a 60-day extension to February 13, 2026, citing resident desire for more negotiation time and council's ability to repeal the moratorium earlier. Amendment passed 6-0; main motion passed 6-0. - Public Hearing – Administrative Code Updates (Chapter 4, Article 5) (Item E): Kelly Archer proposed adding a general statement of public purpose and benefit. Phil Hatch supported her language. Councilor Johnston expressed support. Public hearing closed; second reading scheduled for January 5, 2026. Vote: 6-0. - New Business A – Citizens Grievance Review Committee Recommendations: Councilor Johnston reviewed recommendations, including formalizing planning board application process (exhibit 4), prohibiting attorneys from representing board if firm member serves, limiting real estate professionals to one per board, and restricting real estate/construction members from chair/vice-chair roles. He offered alternatives: an 8-member board with non-voting chair, council liaison as chair, or mayor appointment of chair. Councilor Hewitt cautioned against singling out professions, noting existing conflict-of-interest rules. Councilor Gale had questions. No vote; Administrator Prescott will bring back more information. - New Business B – CAD RMS Project MOU: Police Chief Clemens explained the countywide upgrade to a Motorola computer-aided dispatch/records management system. Saco and Biddeford are preparing a joint MOU. Costs are not due until system is operational (18-month implementation). Councilors expressed support; MOU to return in January. Key Outcomes - Vote: Unanimously (6-0) approved a 60-day emergency moratorium on mobile home park lot rent increases, effective until February 13, 2026. - Vote: Unanimously (6-0) approved consent item (notice of election for Ward 3) after moving to action. - Votes: Unanimously (6-0) approved special entertainment permit renewals for Townhouse Pub and Pacifico Restaurant. - Vote: Unanimously (6-0) closed public hearing on administrative code updates; second reading set for January 5, 2026. - Next Steps: Council will continue discussion on grievance committee recommendations; CAD RMS MOU to be brought back in January; parliamentarian election scheduled for January 5, 2026. - Executive Session: Council entered executive session (6-0) to consult with attorney on Lucia Kimball Health Trust Matter, then adjourned.

The Saco Planning Board met on Tuesday, December 9, 2025, at 6:00 PM. The board reviewed a sketch plan for a gas station, approved several applications, continued others, heard public comments regarding zoning compliance, and adopted the 2026 meeting calendar. The meeting adjourned at 8:24 PM. Consent Calendar - Minutes Approval: The board approved minutes for four documents, including site walk notes for 42 Fairwell Street and meeting minutes for 321 Lincoln Street, with an amendment to clarify that a fence is proposed around the quarry as shown and that Parks and Rec correspondence indicated willingness to accept open space but not in lieu of recreational impact fees. Motion passed 4-0. Public Comments & Testimony - Kelly Archer (185 Bradley Street): Raised concerns about zoning compliance violations at the Ecology School (TES), alleging an illegal expansion of a contract zone and misuse of a conservation parcel. She stated she would submit a 12.3 letter to MDOT Commissioner Dowdy to rescind a BPI agreement with the city. She questioned whether the planning board can hear a deferment extension when the applicant is allegedly violating zoning ordinances. - Inga Brown (161 Simpson Road): Discussed the condition 9 of the Ecology School's approval, noting that quarterly traffic monitoring was required and that the school allegedly tripped a traffic warrant without amending its programming. She claimed the applicant misrepresented facts at the November 4 meeting and that the intercreditor agreement was denied by city council. She provided a compliance matrix and filed a zoning complaint. She argued that the process marginalizes public input and that the board lacked historical documents. Discussion Items - Workshop: 952 Portland Road – Gas Station Sketch Plan: Drew Olehowski of Haley Board presented on behalf of Route 1 Gas, LLC for a new gas station (2,200 sq ft building, four pumps, eight fueling stations) on a 30,000 sq ft lot. The site currently has three curb cuts; they propose closing one on Route 1. Board members raised concerns about left-turn movements onto Route 1, turning movements for fuel delivery trucks and dumpster service, snow storage, buffering to residential neighbors, and the structural design of the canopy (initially wood, to be engineered). The board offered suggestions but took no vote. - 800 Portland Road – Final Subdivision Approval: Application for 46 dwelling units (23 duplexes) and a 3,300 sq ft commercial building. Public hearing opened and closed with no public comment. Board member Jeff Brueschot opposed, citing incompatibility with the adjacent industrial park. Findings of fact were amended to state conformity with local ordinances; motion passed 3-1 (Brueschot dissenting). Conditions of approval adopted 4-0. Final subdivision approval granted 3-1 (Brueschot dissenting). - 37 Woodman Avenue – Conditional Use for Family Daycare: Public hearing reopened and closed. Applicant Alicia Cissio requested a name correction and an extension for septic system design. Board discussed deed restrictions; member Jeff Brueschot expressed concern about enforceability of deed restrictions imposed by the planning board. Conditions of approval were amended to include operating hours (Monday–Friday 7:30 AM–5:00 PM, one evening per month until 9:00 PM) and a statement that approval is non-transferable. Findings of fact, conditions of approval, and final approval all passed 4-0. - 63 Watson Mill Road – Preliminary Subdivision for Road Extension: Proposal to extend Memory Lane by 116 feet to create one additional lot. Public hearing opened and closed. Board requested staff prepare draft findings of fact and conditions of approval for the January 6, 2026 meeting, and asked that driveway locations be reviewed by public works. Continued to January 6, 2026 (4-0). - 352 North Street – Site Plan Amendment for Change of Ownership: Owner North Street Holdings LLC seeks to change the applicant name from Northeast Hospitality LLC. Board discussed financial capacity and condominium documents. Members requested additional information on financial capacity (e.g., a letter of credit) and clarity on how conditions of approval apply to both entities. Board declined to deem the application complete and instead continued the review to January 6, 2026, scheduling a public hearing then (4-0). Key Outcomes - Minutes Approved (4-0). - 800 Portland Road – Final subdivision approved (3-1). - 37 Woodman Avenue – Conditional use approval granted (4-0). - 63 Watson Mill Road – Continued to January 6, 2026 with staff to prepare draft findings. - 352 North Street – Continued to January 6, 2026; public hearing scheduled; additional documentation requested. - 2026 Calendar – Adopted (4-0). (Includes three meetings in January: 6th, 13th, and 20th.) - General Correspondence: Staff reported that two applications were withdrawn (seasonal floating dock and Remek Drive sidewalk). A fraud scam targeting planning applicants was noted; protective measures are being implemented. - Future Site Walk: A site walk for 42 Ferry Road is scheduled for Friday, December 12, 2025, at 8:00 AM with the Conservation Commission.

The meeting began with a workshop led by Administrator Scott and Code Enforcement Director David Toomey on pending state housing legislation, followed by the regular council meeting. Key actions included rescheduling a public hearing on administrative code updates and advancing a draft amendment to the recreational vehicle ordinance. Councilors expressed concerns about state preemption of local zoning and infrastructure capacity. Consent Calendar - Approval of Minutes: Minutes from the meetings of November 17 and November 24, 2025, were approved unanimously (6–0). - Personnel and Board Appointments: The council confirmed the interim city administrator’s appointment of a new communications director and reappointed George Starr Jr., Brad Paul, and Richard Parker to the Zoning Board of Appeals. Both items passed 6–0. Public Comments & Testimony - Kelly Archer (185 Bradley Street) thanked the council for postponing the Chapter 4 public hearing, noting it would allow new councilors more time to study the proposed updates. She urged careful deliberation. Discussion Items Workshop on State Housing Legislation Administrator Scott and Director Toomey reviewed several state bills, focusing on two key pieces: - LD 1498 – An act to limit municipal impact fees on housing development. The bill would require the city to encumber impact fees to a capital improvement project within one year of collection. Staff noted they are awaiting state rulemaking before proposing ordinance changes. Councilor Johnson questioned the bill’s necessity, and Councilor Edwards asked about currently unencumbered fees; staff stated no known unencumbered fees exist but will perform an internal audit. Annual impact fee revenue is roughly $9,000 per new house on sewer and $3,124 per new house on septic, with about 50–60 new houses per year. - LD 1829 – An act to build housing for Maine families and attract workers by amending density laws. Key provisions: removes sprinkler requirements for accessory dwelling units (ADUs); allows buildings to exceed height limits by 14 feet for affordable housing; reduces minimum lot size to 5,000 square feet in growth areas connected to public sewer; mandates a density of 1,250 square feet per dwelling unit citywide (currently 1,500 in downtown); exempts planning board review for structures with four or more dwelling units; removes owner-occupancy requirement for ADUs; revises the definition of a subdivision from three to five dwelling units; and caps maximum lot size at 20,000 square feet (down from as high as 80,000 in the RC zone). Compliance is required by July 1, 2027. Councilor Johnson strongly criticized the state’s approach, calling it an infringement on local zoning authority and questioning whether the changes would actually produce affordable housing. Councilor Hewitt raised concerns about infrastructure capacity for water and sewer. Staff acknowledged that long-term capital plans are based on existing zoning and may not account for the potential density increases. Next steps include an internal staff tabletop exercise in January, a legal presentation from consulting attorney Phil Saucier, and drafting red-line ordinance amendments for council, the Long-Range Planning Committee, and the Planning Board. - Other bills highlighted: LD 427 (limiting off-street parking to one space per dwelling unit in growth areas), LD 970 (allowing housing in commercial districts), and LD 1926 (workforce housing density bonuses). Staff will continue monitoring state rulemaking. Action Item – Rescheduling of Public Hearing on Chapter 4 Updates Councilor Johnson moved to reschedule the public hearing on proposed updates to Chapter 4, Article 5 (Departments and Divisions) from December 8 to December 15, 2025, because the required notice was not published in time. The motion passed 6–0. New Business – Amendment to Recreational Vehicle Ordinance (Chapter 169) Councilor Edwards presented a draft amendment to allow temporary 14-day permits for occupying an RV on private property (e.g., for visiting family). Key conditions include permit application, vehicle standards, and compliance monitoring. During discussion: - Councilor Johnson asked about the definition of “self-contained electrical service,” noting concerns about noise from generators. Staff agreed to clarify the language and consider allowing plugging into a house’s electrical service. - Councilor Edwards noted a drafting error: the permit criteria list six standards but refers to “standards 1 through 5.” Staff will correct that. - Councilor Hewitt asked about penalties for overstaying; staff confirmed existing code penalties apply. No formal vote was taken; the item will return with revisions. Key Outcomes - The public hearing on Chapter 4 updates was rescheduled to December 15, 2025. - The RV ordinance amendment will be revised to address councilor concerns about electrical service and numbering, then brought back for a vote. - Staff will continue analyzing state housing legislation and will present red-line ordinance changes at a future meeting after the January internal workshop and legal review. - A limited snow removal parking ban was announced for December 9 (9 p.m.) to December 10 (7 a.m.) on specified streets. - The U.S. Army Corps of Engineers reported a successful bid opening for the Spur Jetty contract; Mohawk Northeast Inc. was the apparent low bidder, with award anticipated by early January. - The Holiday Festival and Parade of Lights is scheduled for December 13, 2025, from 9:30 a.m. to 6 p.m., with daytime activities and evening parade. Adjournment The meeting adjourned at 7:06 p.m. by unanimous vote (6–0).

The Saco City Council convened on December 1, 2025, at 6:30 p.m. for its first meeting following municipal elections. The agenda included the swearing‑in of two new councilors, a mandatory ethics and Freedom of Access (FOA) training led by the city solicitor, the election of a deputy mayor, committee appointments, and adoption of amended rules of order. The meeting adjourned at 7:49 p.m. Oath of Office & Recognition - Mayor McPhail welcomed new councilors Jeff Owen and William Gale and administered the oath of office. - The mayor also recognized outgoing councilors Michael (Ward 4) and Phil, thanking them for their service, as well as former councilor Gunn, who left office the prior month. Ethics & Freedom of Access (FOA) Training - City solicitor Leah reviewed FOA requirements, emphasizing transparency, public records, proceedings, and conflicts of interest. - Key points: public records include emails and texts; city‑issued email is preferred; any three members discussing substantive business must do so in a public meeting; executive session topics are narrowly defined; and disclosure of potential conflicts is encouraged. - The solicitor highlighted the city’s ethics code, which is “aspirational” and promotes good governance, respect, and staying in one’s lane (e.g., boards should not engage in personnel matters). - A question was raised about FOA applicability to 6040 schools; the solicitor agreed to provide a written answer. Election of Deputy Mayor - Council suspended its rules to hold an Australian (secret) ballot. Two nominations were made: Councilor Parks (self‑nomination) and Councilor Johnston (nominated by Councilor Edwards). - Following voting, Councilor Joshua Parks was elected Deputy Mayor for a one‑year term by a vote of 6‑0. Committee Liaison Appointments - Councilor Johnston presented the mayor’s appointments for councilor liaisons to city boards and commissions. The appointments were approved unanimously (6‑0). Adoption of Rules & Order of Business - Councilor Johnston proposed two amendments to the rules: 1. Modify Rule 14 to require a three‑fifths supermajority (instead of four‑sevenths) to suspend rules and to add “or acted upon” to the notice requirement, aimed at preventing hasty decisions on new business without public notice. 2. Correct Rule 42, which was truncated in the packet, to include the full previously approved language. - The amendments were adopted by a vote of 6‑0. Administrative Updates - City Administrator Prescott provided reminders: - Snow parking ban alerts available at sacomaine.org. - Free sand/salt mix for residents at Public Works. - New assistant city planner, Madison Blast, joined the team. - Holiday tree lighting on December 5; festival and parade of lights on December 13. - The mayor thanked Dyer Library for donating its spruce tree for the lighting ceremony. Key Outcomes - Two new councilors (Jeff Owen and William Gale) were sworn in. - Councilor Joshua Parks elected Deputy Mayor (6‑0). - Committee liaison appointments approved (6‑0). - Rules of order amended to require three‑fifths majority for certain suspensions and to add notice for acting on orders (6‑0). - FOA and ethics training completed as mandated.