China planners agree with many solar ordinance changes

/0 Comments/in , /by
by Mary Grow

The three China Planning Board members participating in the July 12 meeting agreed with many of Board Chairman Scott Rollins’ proposed changes in the draft Solar Array Ordinance. They scheduled others for discussion at July 19 and July 26 board meetings and at a public hearing set for 6:30 p.m. Thursday, Aug. 4, with final decisions at the board’s Aug. 9 meeting.

Rollins’ goal is to present the Solar Array Ordinance, and proposed changes to two parts of the existing Land Use Ordinance, to China Select Board members at their Aug. 15 meeting. Select board members could accept the documents for inclusion in a Nov. 8 local ballot; or, if they ask for clarifications or changes, planners could re-review on Aug. 23 and resubmit to select board members on Aug. 29.

The draft solar ordinance distinguishes between commercial developments, as a principal use of a piece of land, and auxiliary arrays, ground-mounted or on roof-tops, usually intended to power a single house or business. It categorizes arrays by size, small, medium or large.

It imposes stricter limits on solar development in shoreland, stream protection and resource protection areas than in rural areas. Depending on the type of solar array and the location, either the codes officer or the planning board is empowered to review an application.

One issue left for future discussion was what types and sizes of solar development should be allowed in protected areas, and what type of review to require.

Another was how to guarantee that after a commercial solar development reaches the end of its useful life, the infrastructure will be removed and the land restored to its previous state. The question began as how to hold the developer responsible; board member Walter Bennett added that the landowner from whom the developer leased the area should also have responsibility.

Commercial solar arrays are routinely fenced to keep trespassers out. Based on their visit to an operating solar farm on Route 32 North (Vassalboro Road), board members want the ordinance to include provisions ensuring wildlife movement. At the same time, they want the solar company to be able to protect its property. Options discussed included elevating the bottom of fencing around the development so small animals can get under, leaving gaps in fences, or – especially for a large project – fencing separate sections with passages between.

The conclusion was that wildlife passage will be required, with methods appropriate to each site to be negotiated with the developer.

Audience member Brent Chesley recommended a specific change in the draft ordinance. It currently says that building owners may add solar equipment to their buildings “by right” unless both the codes officer and the local fire chief find the addition would create an “unreasonable” safety risk.

Pointing out that the codes officer and the fire chief look at different issues, Chesley recommended changing “and” to “or.” Planning board members agreed.

The May 2021 draft of the solar ordinance is on the Town of China website, china.govoffice.com, under the planning board heading. An updated version is to be posted as soon as possible after the July 26 board meeting for residents’ review before the Aug. 4 public meeting.

Planning board meetings are held at 6:30 p.m., usually in the town office meeting room, and are open to the public, in person and via LiveStream.

Vassalboro select board tackles three big projects

/0 Comments/in , /by
by Mary Grow

Vassalboro select board members had three big projects on the agenda for discussion at their July 14 and future meetings, and resident Tom Richards proposed an even bigger fourth one.

Board chairman Barbara Redmond has been working on a draft solar ordinance, as requested by a majority of the voters who answered a non-binding question at the polls June 14. She asked for more suggestions before the draft is ready for review by the town attorney.

Redmond hopes to have an ordinance ready to present to voters on Nov. 8.

(China Planning Board members hope to present a solar ordinance to China voters on Nov. 8. According to the Town of Windsor website, Windsor Planning Board members are working on an ordinance on solar farms.)

Conservation Commission members Holly Weidner and Peggy Horner presented two proposals, to develop the new park on Outlet Stream and to try to make Vassalboro eligible for a new state grant program.

Weidner said the park proposal, on town-acquired land between East and North Vassalboro, envisions a parking lot big enough for six cars off Route 32, a crushed stone path to the stream, small fishing platforms of stone or wood on the bank and picnic tables. Vassalboro voters appropriated $20,000 for work at the park at their June 6 town meeting.

So far, Weidner said, the Vassalboro public works crew has cleared brush and removed some trees. The Conservation Commission has obtained a state highway entrance permit, and has filed an application with the state Department of Environmental Protection for work near the water.

A future issue is the extent of town maintenance, like mowing, renting a portable toilet and perhaps providing water from a well on the property. Depending on park uses, a pavilion or other shelter might be added. Weidner said the unofficial name of the property is Eagle Park, because so many eagles, ospreys and great blue herons congregate, especially when alewives are running.

Select board members encouraged Conservation Commission members to proceed.

Horner explained briefly the potential advantages of Vassalboro’s participating in the program from the Maine Governor’s Office of Policy Innovation and the Future, called Community Resilience Partnership (CRP).

The goal is to prepare Maine municipalities for effects of climate change. CRP provides “direction and grants” (from $5,000 to $50,000) to support projects that “reduce greenhouse gas emissions and make communities more resilient to the impacts of climate change.”

The application process requires a self-evaluation of potential hazards and ways to try to mitigate them and choosing from a long list of possible projects, followed by a “community workshop” to review the evaluation and prioritize the projects. Horner said the Conservation Commission cannot do the evaluation; she suggested a small group of well-informed residents could put it together in a few hours.

Town Manager Mary Sabins’ reaction was, “Why not?” Select board members agreed trying to make a fall 2022 grant application deadline was not realistic; the spring 2023 round would be more feasible.

More information is on the CRP website, Maine.gov/future/climate/community-resilience-partnership.

Richards proposed that town officials look into acquiring and replacing the bridge over Seven Mile Stream on Cushnoc Road, the southernmost section of old Route 201 (Riverside Drive). State officials have limited loads on the state-owned bridge to the point where Vassalboro’s larger public works trucks and fire trucks cannot use it and businesses using heavy equipment are inconvenienced.

There is no firm information on state intentions; the expectation among meeting participants was that the state will continue to reduce the weight limit and eventually close the bridge. Richards sees closure as a major safety issue for Cushnoc Road residents.

Sabins said an engineer had given an informal cost estimate, based on another similar project, of one million dollars.

Board members intend to carry on with just-retired chairman Robert Browne’s idea of a visioning/planning session, a special meeting to consider long-range, large-scale issues, and will likely have the CRP and perhaps the Cushnoc Road bridge on the agenda. The special meeting is tentatively to be in October.

Also postponed, perhaps to that meeting, was discussion of use of the rest of the town’s American Rescue Plan Act (ARPA) money. Sabins’ figures show a balance of $463,206.05.

Board member Chris French asked whether the China Lake outlet dam needed work that ARPA funds might cover. Sabins replied that Maine’s dam inspector, Tony Fletcher, had looked at the dam recently and found no big issues.

Fletcher did recommend clearing grass from the top of part of the dam and putting in crushed stone, she said. The grassy area is in mid-stream; Sabins is confident the public works crew will find a way to move crushed stone out to it.

In other business July 14, in a series of unanimous decisions, select board members:

  • Reappointed John Phillips as a planning board member (his name was accidentally omitted from the June 23 list) and appointed Kenneth Bowring to the Trails Committee and Daniel Bradstreet as the alternate planning board member.
  • Authorized Road Foreman Gene Field to contract for this summer’s paving, with the understanding that if the budget cannot cover all proposed work, the end of Cook Hill Road will remain gravel.
  • Waived the town procurement policy and authorized Field to negotiate with O’Connor Auto Park, in Augusta, for a new town public works truck, facing the possibility of a budget-busting price increase.
  • Extended contracts with current trash haulers for a year, at higher prices, as expected and budgeted for.
  • Reviewed, with appreciation, Transfer Station Manager George Hamar’s suggestions for a Quonset hut type covering for the new compactors at the transfer station, but postponed a decision.

Vassalboro select board members meet only once a month in July and August, instead of every other week. Their next regular meeting is scheduled for 6:30 p.m. Thursday, Aug. 11, in the town office meeting room.

VASSALBORO: Routine application turns into review of requirements

/0 Comments/in , /by
by Mary Grow

What started as a simple application to the Vassalboro Planning Board at the July 12 meeting turned into a review of application requirements, a topic board members intend to pursue.

They also approved the application, for Ashley Breau to open a Med Spa, at 909 Main Street, in North Vassalboro, in one of the two single-story buildings Ray Breton owns on the east side of the street.

Breton, representing Breau at the July 12 meeting, said she has a similar business in Topsham and plans to open another in southern Maine. A web search found Breau’s name as owner of CosMEDIX & Cryo MedSpa, at 127 Topsham Fair Mall Road. Services offered include “Face and body makeup, permanent makeup, dysport, Botox, Dysport injections.”

Breau’s business will be next door to Amber French’s eyelash extension business, approved by board members at their May 3 meeting. Breton said it is busy.

“Two businesses that I’ve never heard of before,” board chairman Virginia Brackett commented.

Because Breau’s business is moving into an existing building and she plans no construction or exterior changes, she had answered most questions about environmental and neighborhood effects on the application form with “N/A” (not applicable).

Board member and former codes officer Paul Mitnik objected that the answers were not adequate – the applicant should give explanatory information, and planning board members should use her information, not their own knowledge.

For example, the building now has no buffers – bushes or trees to control water run-off and screen the building from neighbors. Breau plans no change. Breton said there is no space for a buffer, because of the street in front, properties on both sides and the soccer field he has provided in back.

After discussion, the other members present agreed Mitnik was correct. They also agreed, and persuaded him, that Breau’s application should be approved based on their knowledge and Breton’s information.

Brackett and Codes Officer Ryan Paul then added a statement about the lack of space for buffers at 909 Main Street. Board members added other information.

In the future, Paul will give applicants more guidance on what information to provide. For example, board members said, the application should include a description of the nature of the business, proposed hours of operation and copies of any required state or other licenses.

Board members also talked about evidence of right to use the property (Breton said he does not sign leases with his tenants, and satisfied the requirement by writing a note saying he is letting Breau open her business in his building), parking plans and other information, partly in relation to a pending application that was not on the July 12 agenda.

That application, from Rosalind Waldron to open a medical office at 991 Main Street, was originally on the board’s June 7 agenda. Paul said it is now on the board’s Aug. 2 agenda. Brackett and other board members listed information that should be added to Waldron’s current draft.

Attending the July 12 meeting were new select board member Rick Denico, Jr., and Waterville codes enforcement officer Daniel Bradstreet, son of state Representative Richard Bradstreet, of Vassalboro. Denico participated in reappointing planning board members at his first select board meeting June 23. He said select board members would appoint Bradstreet the new alternate planning board member at their July 14 meeting; they did.

Denico said Vassalboro voters created the planning board at a March 7, 1957, town meeting. No one was aware of any charter, ordinance or other regulation, then or since. The state’s manual for planning board members is “very legalistic,” Denico commented.

PHOTOS: Former Vassalboro Methodist Church is dismantled

/0 Comments/in , , , /by

Before… (photo by Eric W. Austin)

Steeple (photo by Eric W. Austin)

Before… (photo by Jason Lucas)

…During… (photo by Jason Lucas)

…After… (photo by Eli Cates)

…Now. (photo by Eric W. Austin)

China TIF committee discusses pending project at China Village boat launch

/0 Comments/in , /by
by Mary Grow

Members of China’s Tax Increment Financing (TIF) Committee approved a funding application, discussed a pending project and heard updates on on-going ones at their June 29 meeting.

The committee’s job is to make recommendations to the select board and voters for spending revenue in the TIF Fund. The money comes from taxes on Central Maine Power Company’s north-south line through town and the company’s substation in South China. Recommendations are within the limits set in the TIF plan, approved by town voters and by state regulators.

China Community Days asked for $10,000 for fireworks and other purposes for this summer’s celebration, scheduled for Friday, Aug. 5, through Sunday, Aug. 7. TIF Committee members unanimously approved.

The pending project is doing something about the China Lake boat landing in South China Village, which has limited access, shallow water, erosion problems and undefined lot boundaries. The first step is to define the lot lines; new committee chair Brent Chesley said Town Manager Rebecca Hapgood is seeking a surveyor.

Depending on how much land the town owns, options include providing more parking and maintaining a full-service boat landing; limiting parking and allowing hand-carry (canoes and kayaks) launches only; or discontinuing use as recreational lake access. If the area were no longer a boat landing, committee members discussed ongoing access by town firefighters.

Resident Scott Pierz, executive director of the China Region Lakes Alliance, reported briefly on four major programs, partly TIF-funded, aimed at improving water quality in China Lake and other area water bodies:

  • The Courtesy Boat Inspection program is intended to keep invasive plants out of local waters by inspecting boats before they are launched. The program currently has too few employees to cover all boat landings, Pierz said.
  • The Gravel Roads Rehabilitation Program helps road associations make environmentally sound improvements to camp roads.
  • The LakeSmart Program, run in cooperation with the Maine Lakes Society and the local China Lake Association, helps shoreland property owners minimize runoff into water bodies.
  • The Youth Conservation Corps employs local young people to work on environmental improvement projects.

Four Seasons Club President Tom Rumpf reported on work done on trails in town and on plans for continued work. He discussed state grant possibilities and revised state regulations and oversight. Misuse of ATV trails, including incidents like the recent vandalism to bee hives in Albion (which had nothing to do with Four Seasons Club trails, Rumpf said), discourages landowners from allowing trails on their property and increases state involvement.

After electing Chesley TIF Committee chairman, succeeding Tom Michaud who declined to continue in the position, committee members elected James “J. J.” Wentworth vice-chairman.

The next committee meeting is tentatively scheduled for Wednesday evening, Aug. 24.

Windsor select board makes several appointments; honors town manager

/0 Comments/in , /by

 

The Windsor Select Board recently honored town manager Theresa Haskell with a plaque recognizing her 17 years of service to the town. The plaque read as follows: The Windsor Select Board recognizes outstanding leadership by Town Manager “Theresa Haskell” for 17 years of service to the Town as well as expertise during the Covid-19 pandemic to keep staff and the Town safe while remaining fully open.

by The Town Line staff

At an abbreviated meeting of the Windsor Select Board on June 21, they unanimously approved certificates of appointments, submitted by Town Manager Theresa Haskell.

Kim Bolduc-Bartlett was appointed animal control officer, with Peter A. Nerber as back-up, to be effective through June 30, 2023. Carol Chavarie was appointed to the planning board, effective through June 30, 2025. Theresa Haskell and Raymond Chavarie Jr., were appointed to the Windsor Educational Foundation and Reed Fund, effective through June 30, 2025, and Theresa Haskell and Bonnie Squiers were appointed to the cemetery committee effective through June 30, 2025.

In other business, Haskell informed the residents that Assessor’s Agent Vern Ziegler is in the process of doing property assessments, in response to a few concerns from residents about an unknown vehicle parked in their driveways taking photographs.

Approximately three weeks ago, select board member Andrew Ballantyne was approached by a resident who asked if the town is going to do anything about the gravel pits around town. They felt there should be an ordinance regarding gravel pits since there is one currently being drafted regarding the solar farms. Ballantyne briefly responded and advised the residents to attend a select board meeting so the rest of the select board members could address their concerns. It was mentioned that any property over five acres would need to go through Department of Environmental Protection approval as well as what the town has for ordinances.

Another topic was personal property taxes to which Ballantyne responded the select board members would need to be involved in the discussion.

The next meeting was scheduled for July 5.

China select board agrees to pave parking area on Causeway Rd.

/0 Comments/in , /by
by Mary Grow

At a short special meeting June 30, China select board members paid end-of-fiscal-year bills, agreed on paving parking areas on both sides of the Causeway Road bridge at the head of China Lake’s east basin and made three appointments.

When the causeway project, funded mostly through China’s TIF (Tax Increment Financing) fund (taxes collected from Central Maine Power Company), was finished, the parking areas on the north side of Causeway Road were left gravel. The theory then was that paving them could increase run-off into the swamp at the head of the lake, known locally as the muldoon.

At the select board’s regular meeting June 21, Town Manager Rebecca Hapgood proposed having the areas paved (see The Town Line, June 30, p. 3). Divided opinion on environmental effects led to an inspection of the area the afternoon of June 30, with Amanda Pratt, from the state Department of Environmental Protection, Eric Lind, from the China Lake Association, Scott Pierz from the China Region Lakes Alliance and China’s Director of Public Services Shawn Reed joining Hapgood.

Hapgood and Pierz told select board members the natural buffers between the gravel and the parking areas are adequate. They proposed minor changes – a short stretch of curbing to deflect run-off, additional mulch between the parking area and the vegetation in one place, perhaps designing pavement striping to keep boat trailers from being backed into the grass – plus on ongoing monitoring and maintenance.

With that information, select board members unanimously authorized Hapgood to contract with All States Paving to have the areas paved.

The appointments were David Savage, as China’s Licensed Plumbing Inspector; Nicholas French, as assistant Codes Enforcement Officer (Hapgood is China’s current Codes Enforcement Officer); and select board member Janet Preston, as China’s representative to the Kennebec Regional Development Authority’s General Assembly. KRDA oversees First Park, the business park, in Oakland, supported by China and other area municipalities.

After the July 5 China select board meeting, the next regular meeting is scheduled for 6:30 p.m. Monday, July 18.

CHINA: Town and Direct Communications, Unitel to work on broadband expansion

/0 Comments/in , /by

At their July 5 meeting, China select board members recognized Tim Grotton, center, for his years of service at the transfer station. Board Chairman Ronald Breton, left, and Town Manager Rebecca Hapgood, right, praised his management, crediting him with keeping the facility clean and setting an example for the rest of the staff with his polite and helpful attitude. Not just the transfer station, Hapgood added; Grotton would fill in when the public works department needed an extra man for anything from cutting a tree to controling traffic, and he always responded to her call of “Hey, Tim, I need….”

by Mary Grow

China select board members have taken under advisement a memorandum of understanding with Direct Communications of Rockland, Idaho, represented locally by subsidiary UniTel, of Unity, to expand broadband service to town residents.

Members of China’s Broadband Committee (CBC) discussed a cooperative arrangement at several meetings, the most recent an hour and a half before the July 5 select board meeting. UniTel representatives had just received the proposed memorandum from Idaho; CBC members reviewed it and handed it on to select board members.

As they expected, select board chair Ronald Breton postponed action until board members and the town attorney have given the document full review. The proposed agreement is tentatively on the July 18 select board agenda.

In summary, it says the town and the companies will work cooperatively on an expansion of China’s broadband service, starting with offering service to houses that currently are unserved or underserved (have no broadband connection, or have service that is slow, unreliable or otherwise unsatisfactory).

Total project cost is estimated at around $1.2 million. China will be asked to contribute $370,000, $100,000 up front and the remainder over nine years.

Direct Communications and UniTel will match the town amount; other funds, especially a state grant aimed at underserved and unserved areas, will provide the rest of the money. Direct Communications will build and maintain the broadband network, which will belong to the company. Users will be charged locally competitive fees.

If the project fails to receive a state grant, participants in the July 5 discussions said reluctantly that it would not go forward.

Assessor William Van Tuinen attended the July 5 select board meeting to conclude the discussion about property valuations he started at the June 6 meeting (see The Town Line, June 16, p. 3).

Van Tuinen proposed, and select board members unanimously accepted, several changes applicable to different building types, lot locations and specific neighborhoods. He based his recommendations on sales data from the fiscal year ending June 30, 2021, disregarding 2022 price increases, an approach he called first “reasonably conservative” and later in the discussion “very conservative.”

The goal of the changes is to keep China’s land and building valuations close enough to state valuations to avoid penalties. Van Tuinen expects to achieve this goal; and, he said, being conservative means that if property prices start falling, China should be able to avoid or minimize downward valuation adjustments.

In other business July 5, Town Manager Rebecca Hapgood shared a handout showing that China has received $454,887.08 in American Rescue Plan Act (ARPA) funds. Voters at the June 14 town business meeting approved uses for $132,200, leaving a balance of $322,687.08.

One of CBC Chairman Robert O’Connor’s suggestions is that China’s $370,000 contribution to broadband expansion come partly from ARPA money.

Breton, responding to a complaint from a resident, said he intends to pursue a new town ordinance that would limit hours for fireworks. State law allows them from 9 a.m. to 10 p.m. on weekdays and 9 a.m. to 12:30 a.m. on weekends, he said.

Breton agreed with both concerns the resident expressed: fireworks in general are hard on veterans and other people with PTSD (Post-Traumatic Stress Disorder), and late-night fireworks are hard on people who have to go to work the next morning.

Hapgood said she will look for ordinances from other Maine towns as possible models.

The manager encouraged select board members to volunteer for China Community Days activities. The annual celebration, scheduled for Aug. 5 through Aug. 8 this year, is a chance for officials to meet their constituents informally, she said.

Hapgood again reminded those present that nomination papers for local elective office will be available at the town office Aug. 1. On Nov. 8, China voters will choose three select board members, three planning board members, four members of the budget committee and one representative to the Regional School Unit #16 board of directors.

The next regular China select board meeting is scheduled for 6:30 p.m. Monday, July 18, in the town office meeting room.

China planners approve two applications; discuss potential future ordinances

/0 Comments/in , /by
by Mary Grow

China Planning Board members approved two applications on their June 28 agenda and expanded their discussion of pending ordinances and ordinance revisions to new topics.

Permits were approved unanimously and with little discussion for:

  • Together Wee Grow day care, at 166 Tyler Road, to expand capacity from 49 to 75 children, reusing a previously closed section of the building; and
  • Paul Kraemer and Catrina DiMarzo to make their goat farm, at 131 South Road, commercial, adding an 8-by-45-foot shipping container to provide milking and milk processing rooms.

Board members hope to have the three ordinances or amendments they have discussed for months ready for a Nov. 8 local ballot. They are a new ordinance to regulate commercial solar developments; amendments to the Land Use Ordinance required by the state Department of Environmental Protection; and amendments to the definitions section of the Land Use Ordinance to match the other two projects.

A more-than-a-year-old draft of the solar ordinance, titled “Solar Energy Systems Ordinance,” is on the town website, china.govoffice.com, under the planning board.

Board chairman Scott Rollins listed three other topics he would like to consider for future ordinances (not for November 2022): food trucks, tiny homes and short-term rentals.

Board members are not concerned about a food truck that comes for a few days, as for a wedding or for the August China Days celebration. If, however, one were to park in town for the summer, they want to consider whether, and if so how, it should be regulated locally.

Rollins said there are three kinds of tiny homes. Some are stick-built on site; some are stick-built elsewhere and brought to a lot; and some are on wheels. The last, board members said, might be treated similarly to recreational vehicles.

Rollins and other board members have heard complaints about short-term rentals’ effect on neighbors. Issues include overcrowding, overloading septic systems, traffic and parking and, Rollins said, false advertising, when a building owner invites more paying guests than the space accommodates.

Septic system designs are based on the number of bedrooms in a house, not on the number of beds that can be fitted in, he commented.

Board members do not want to interfere with property-owners who rent their camps or homes occasionally. They agreed that an early step in drafting an ordinance would be to define “short-term,” using some combination of length of rental, number of rentals per year and number of different tenants.

They intend to start exploring other towns’ ordinances on all three topics, looking for provisions that might be useful for China.

Board members scheduled their next meeting for Tuesday evening, July 12. Rollins intends to have near-final drafts of ordinance amendments ready and to continue discussion of the solar ordinance. He thinks it likely there will be new applications to review by then.

Vassalboro school board elects new chairman

/0 Comments/in , , /by

Vassalboro Community School (contributed photo)

by Mary Grow

Vassalboro School Board members began their June 21 meeting by electing Jolene Gamage chairman, succeeding Kevin Levasseur, with Jessica Clark vice chairman, and proceeded through routine business.

Superintendent Alan Pfeiffer reported the 2021-22 year ended well, with field trips, a student concert and the annual eighth-grade promotion ceremony. He thanked all the staff, including the new substitute teachers who made in-school classes possible; the parent-teacher association; and everyone else who made a difficult year successful.

Pfeiffer said summer plans include hiring new people to fill staff vacancies and the usual building maintenance, which will feature interior painting. Board members unanimously gave him authority to issue contracts to new personnel from June 22 through Sept. 15.

Speaking for finance director Paula Pooler, Pfeiffer said the Vassalboro school department will end the fiscal year on June 30 with the budget in the black. The exact amount to be carried forward won’t be known until final bills are paid.

Board members approved the proposed 2022-23 school calendar, which has classes beginning Sept. 1. The calendar is on the school’s website, vcsvikings.org.

The website says summer school begins June 27, and from June 27 through Aug. 19 Vassalboro Community School will offer free lunches to residents under 21 years old. Hours are 11 to 11:20 a.m., Monday through Friday, except July 4.

The Vassalboro School Board will not meet in July; the next meeting is scheduled for 6 p.m. Tuesday, Aug. 16. It will be preceded by a workshop beginning at 5 p.m.