Michael G. Livingston

The Staff Review Committee meeting addressed several items, including the acceptance of prior meeting minutes from November 12, 2025, and December 9, 2025. The primary focus was the Development Review & Workshop for the 1863 Post Road site plan application submitted by The Lord Boys, LLC, and Walsh Engineering Associates, Inc., for a 2,700 SF Business Retail/Office/Personal Service/Contractor use. The committee reviewed and approved several standards related to the application, including the suitability of the landscaped buffer along Route One, proposed screening for Lots 23 and 25, and compliance with standards for traffic, dust/fumes/gases, odor, glare, stormwater runoff, erosion control, setbacks/screening, explosive materials, water quality, landscape preservation, refuse disposal, water supply, sewage disposal, and fire safety. The application was ultimately found compliant and approved with 16 standard conditions of approval and one special condition, with subsequent authorization given to sign the site plan and Findings at the meeting's conclusion.

The Planning Board meeting includes discussions on various development projects. The agenda covers pre-application and amendment applications for subdivisions such as Brookside Farm II and Fairway View Village, addressing aspects like lot configurations, open space, and compliance with regulations. Additionally, the board will review site plan amendments for properties like Millennium Granite, Bald Hill RV Park, Sea Vu West Campground, Compass Pointe, Holiday House, and Congdons Donuts, focusing on lot lines, land coverage, and site improvements. Other business includes updates from the Staff Review Committee and discussions on flood ordinance changes.

The committee discussed a Site Plan Amendment Application to reconfigure parking stripping, relocate and obtain after the fact approval for a shed and add new lot coverage. The committee found the Route One buffer and the visual screen/buffer for the residential abutter to the south suitable. The committee approved and signed the site plan and Findings of Fact & Decisions. The committee commented on a Preliminary Subdivision Application for a major subdivision consisting of lots/ single family dwellings and private street right-of-way. Options for fire protection were considered including a fire pond, a dry hydrant or sprinklers in the new homes.

The Wells Planning Board reviewed the final subdivision application for the Brookside Farm Subdivision, which proposes a major residential cluster development with 25 single-family dwelling units on 62.24 acres. Key discussion points included open space requirements, lot configurations, utility installations, stormwater management, and street standards. The board assessed the project's compliance with the town's Comprehensive Plan, land use regulations, and environmental standards, focusing on aspects such as water and air pollution, water availability, soil erosion, and groundwater impact. Performance guaranties, including cash escrows, were also reviewed to ensure the completion of required improvements.

The agenda includes a call to order and determination of quorum, followed by a review of the October 20, 2025, draft meeting minutes. Public hearings are scheduled for the Goodale Subdivision. The agenda also covers development review and workshops, including discussions on ordinance changes related to the Flood Ordinance Chapter 116 and proposed changes for June 2026. Other business includes staff review committee and CEO approvals.