Brooksville Maine Comprehensive Plan Committee

12/07/2021

Agenda
Comprehensive Plan Committee Zoom Meeting
Wednesday 12/8/21 6:30 PM

1) Progress report on getting Draft to State.
2) Discuss what to do between now and March town vote, including meeting schedule
3) Public Input

11/12/2021

Brooksville Comprehensive Plan Committee
Notes from Community Meeting on November 4, 2021 at the Brooksville Elementary School

Present were: Jonathan Hall, John Gray, Carol Gray, Bud Fisher, Abbie McMillen, John Kimball, Richard
Bakeman, Hal Snow, Jarod Farn-Guillette, Barney Boardman, Penny Boardman, Sally Tomkins, Barbara
Kourajian, Joan MacCracken, Bob Holmberg, Susan Cranmer, Michael Cranmer, Bruce Stahnke, Tony
Ferrara, David Zachow, Annie Guppy, Eliza Hill, Sally Stone, Morris Zar, Jen Chase, Phil Chase, Nancy
Knowlton, Michael Maynard and Debbie Grimmig. (There may have been other participants who did not
sign the contact sheet.)
John Gray opened the meeting. He explained the process for development of the draft plan, the review
by the State, adoption of the final Plan and the time line. An approved plan will place the community in
a better position when it applies for state, federal and non-profit funding for various capital projects and
programs. It will not increase taxes and does not create any ordinances.
Jonathan Hall welcomed the members of the audience to the second of two community meetings. He
thanked the Committee members for their hard work on the draft plan and Jarod Farn-Guillette of the
Hancock County Planning Commission for his technical expertise and advice. At the first meeting, the
goals and strategies of each chapter were reviewed. The format of the second meeting will be review of
the highlights of each chapter and time for comments and questions for each section. The meeting was
open to general questions. There were none, so he proceeded to a chapter-by-chapter review.
Chapter A. Population – Brooksville as with the State and Hancock County, has an aging population.
Population in Brooksville is expected to increase. One of the main issues is how to attract young people.
One way to do this is to provide more access to broadband. There is also a need to provide more
support for persons aging in place.
Chapter B. Economy – No comments.
Chapter C. Housing -- There are more seasonal homes than homes occupied by year-round residents.
There is a problem with the lack of affordable housing. The Select Board established a Housing
Committee to define housing needs and seek options for solutions. Chris Raphael and Bruce Stahnke
are members. Bruce Stahnke spoke to the issue of the town need for workforce housing in order that
families of lower incomes can afford housing. Other communities similar to Brooksville such as Deer
Isle, are addressing these needs and these communities may provide models for Brooksville to consider.
He encouraged more people to serve on the Housing Committee. More people will bring in more ideas
and will lead to more solutions. Someone asked if the Town can set aside seed funds or reserve funds to
be used toward the purchase of land for housing needs. Jarod Farn-Guillette said there were several
housing programs which use community and non-profit funds to purchase land. The resident buys the
property and then pays property taxes. The challenge is to find the right fit for Brooksville. Jarod Farn-
Guillette noted that affordable housing is one of the four top core issues identified by the American
Association of Planners.
The question was asked if there are ordinances that can encourage development of affordable housing.
Jarod Farn-Guillette described one development model called Rural by Design which is cluster
development that has smaller house lots organized around common green space. These developments
provide more units per square mile, retain the rural character identified as important to the community
and have lower impact on utilities, roads, school bus transportation. It allows for more open space and is
more homogeneous with surrounding area. These homes are more affordable and keep their value.
Someone noted that people from more urban and suburban area may be intimidated by the rural nature
of the community. They are used to having more neighbors. The Rural by Design encourages more
neighborhoods. In response to the question of the Town setting aside funds for affordable housing
projects, John Gray said yes. Once the Housing Committee comes up with suggestions for solutions, the
Town can begin to raise the money.
Chapter D. Transportation and Mobility – Jarod Farn-Guillette described a program that links people
with transportation needs to services via cell phone ap. Concerns were raised about the speed in the
area of Wharf Road. High speed traffic coming along Coastal Road from North Brooksville to West
Brooksville creates serious risks for a major accident. People are encouraged to walk in this area, but
the drivers are going too fast. The Town should work with MDOT to reduce speed and provide more
signage in this area. There were questions about defining areas where it would be safe for bike lanes.
Jonathan Hall explained that the 2006 Plan recommended more bike lanes, but this was not completed.
The Plan also recommended establishing a Recreation Committee, but this was not accomplished either.
There has been more discussion of establishing a Recreation Committee to address developing more
bike paths. Jarod Farn-Guillette noted that the MDOT now has an active Transportation Planner whose
goal is to reduce the vehicle miles traveled by encouraging more biking and walking. The CDC also
encourages more biking and walking. These are good resources for finding ways to reduce vehicle speed
without having to redesign the roads.
Is there a map of all the recreation trails? There are numerous trails, but some are overgrown, poorly
marked and some are on private property.
Chapter E. Public Facilities – No Comments.
Chapter F. Recreation and Health – Someone asked if Harbor Island is available for public use. It is the
understanding that one half of the island has been sold and the other part is owned by Maine Coast
Heritage Trust and there is public access for that part of the island.
Chapter G. Marine Resources – Jarod Farn-Guillette explained that information on the number of
licenses is very difficult to obtain from the Bureau of Marine Resources. No other comments.
Chapter H. Water Resources – No Comments.
Chapter I. Natural Resources. Jonathan Hall suggested that a good projects for students might be
conducting an inventory of natural resources. No other comments.
Chapter J. Agriculture, Forest and Open Space Resources – Abbie McMillen explained the soils map
which details sites that are very good for agriculture. Understanding where these areas are critical in the
decision on whether to develop these sites. There may be benefits to conservation easements to protect
from development. As the climate changes create more higher temperatures, drought, and wild fires on
agriculture land in the west, preserving agricultural land in the east will become more critical. There are
State of Maine Tax Incentives to preserve forest land and open spaces.

Chapter K. Historical and Archaeological Resources – Abbie McMillen gave an overview of this section.
The Plan recommends inventorying archaeological sites. This is especially important as sea level rise may
cover these sites. Some sites have not been disclosed to prevent looting of artifacts. Other ideas include
placing plaques on historical houses, some of which date back to the revolution. There was a question as
to whether an organization such as the Blue Hill Heritage Trust could be induced to do this work in
Brooksville. This organization or other organizations could do this work if they had the resources.
Chapter L. Broadband – Abbie McMillen provided an update on the Broadband project. The four-town
consortium (Deer Isle, Blue Hill, Penobscot and Brooksville) received proposals from six companies.
These are currently being evaluated. The information in the proposals is proprietary so she cannot share
specifics. Fiber Optics is believed to be the best option. The meeting participants gave Abbie McMillen
a round of applause for all her work to bring more broadband to Brooksville.
Chapter M. Climate Change – There was a question about the status of the Solar Project. The solar site
will be located in Franklin. This is where Brooksville will obtain its solar power. The building on the
project has started.
Chapter N. Current Land Use – In response to the question on the amount of time available to make
changes to the land use map, the residents were advised that the changes need to be made soon. The
target date for submission of the Comp Plan is December 1, 2021. The State needs six to eight weeks for
review. The Plan will then be brought to the voters for approval by written ballot in March 2022. Time
is of the essence to make all final changes.
Certain kinds of commercial enterprises may not be compatible with its neighboring residents. While
there may not be agreement on the ways to deal with these issues, there is acknowledgement that
there will be more friction over land use issues as more people move into Brooksville.
Chapter O. Future Land Use – Jarod Farn-Guillette said that the State requires a Growth Management
Plan. This is not zoning. It is a set of recommendations for where in Brooksville development should
occur. The recommendations are for development to occur around the existing historical villages that
comprise Brooksville. This helps to protect the larger open spaces. There is also less impact in the
infrastructure such as roads and utilities. The Rural by Design concepts also aligns with village centered
development. Every chapter in the Comp Plan relates to future land use. Members of the public asked if
there is a process for addressing land use issues and for creating dialogue with all members of the
community. In both the Current Land Use Chapter and the Future Land Use Chapter, there are goals and
strategies for promoting understanding of land use challenges and opportunities. The Planning Board
will have a role in this. A special Land Use Committee could be established to help create a dialogue on
these issues, but finding people to serve on these committees can be a challenge.
One resident noted that the land use section was a huge issue for Blue Hill and praised and thanked
Jonathan Hall for the way land use is handled in Brooksville’s Plan. The audience gave a huge round of
applause to the Comp Plan Committee and to Jonathan Hall in particular.
Jonathan Hall expressed his appreciation of all the support Gayle Clifford and Freida Peasley have
provided in getting the word about the progress on the draft Comp Plan to the community and posting
information on the website.

10/25/2021

Agenda

Comprehensive Plan Committee Zoom Meeting

Wednesday 10/27/21 6:30 PM

1) Finalize logistics and presentation strategy for 11/4/21, 7:00pm meeting at BES.
2) Discuss any further public relation and publicity issues.
3) Discuss final edits to overall goals
4) Discuss status of idea of presentation to students at BES
5) Public input.

10/10/2021

Agenda

Comprehensive Plan Committee Zoom Meeting

Wednesday 10/13/21 6:30 PM

1) Finalize logistics and presentation strategy for 10/14/21, 7:00pm meeting at Community Center.
2) Discuss any further public relation and publicity issues.
3) Discuss and presentation at BES
4) Public comment.

10/04/2021

09/26/2021

Agenda

Comprehensive Plan Committee Zoom Meeting

Wednesday 9/29/21 6:30 PM

1) Go through Abbie’s to-do list to make sure we know how, when and who (and if) regarding all items: See Abbie’s list below. Items 1, 2, and 3 have been accomplished and their status will be discussed. We will focus on item 4. - planning the Public Information Campaign

1. Inform the entire CPC committee about the completed sections, and give them a final chance to weigh in (which I believe has to be optional, so it doesn’t slow down the process while we wait for them to get “a round tuit". Give them a deadline, and make it easy for them to respond. Do we need to offer to hand-carry paper copies to them? You know your committee, what will work? The objective is to have them buy in, at least to the extent that they won’t create an obstacle later, for example by claiming they weren’t consulted.)

2. Write a formal summary of public involvement. My understanding is that this is a requirement and, like the Vision Statement, needs to be incorporated into the text of the plan itself. This will need to be done before the plan is sent to the State.

2. Write the Executive Summary: Make assignments for draft, edit, final production, distribution. Set deadlines. Suggest Sept. 17 for draft, Sept. 22 for edit, Sept. 27 for production and posting to website.

3. Prepare the FAQ sheet: Make assignments for draft, edit, final production, distribution. Set deadlines. Suggest same deadlines as for Exec. Summ.

4. Draft, adopt and implement a public information campaign: Start date for launch can occur right after items 2 and 3 have been completed, i.e. as early as Oct. 1. Schedule components to conform with likely review schedule by State, so that as soon as the State says we are a “go”, we can very quickly schedule the necessary town meeting for adoption of the plan. If the State gets the plan in hand by Oct. 1, it will be Dec. 1 when we can expect their blessing on it, if they have found it to be complete.

2) Public Comment.

09/12/2021

Agenda

Comprehensive Plan Committee Zoom Meeting

Wednesday 9/15/21 6:30 PM

1) Go through Abbie’s to-do list to make sure we know how, when and who regarding all items: See Abbie’s list below:

1. Inform the entire CPC committee about the completed sections, and give them a final chance to weigh in (which I believe has to be optional, so it doesn’t slow down the process while we wait for them to get “a round tuit". Give them a deadline, and make it easy for them to respond. Do we need to offer to hand-carry paper copies to them? You know your committee, what will work? The objective is to have them buy in, at least to the extent that they won’t create an obstacle later, for example by claiming they weren’t consulted.)

2. Write a formal summary of public involvement. My understanding is that this is a requirement and, like the Vision Statement, needs to be incorporated into the text of the plan itself. This will need to be done before the plan is sent to the State.

2. Write the Executive Summary: Make assignments for draft, edit, final production, distribution. Set deadlines. Suggest Sept. 17 for draft, Sept. 22 for edit, Sept. 27 for production and posting to website.

3. Prepare the FAQ sheet: Make assignments for draft, edit, final production, distribution. Set deadlines. Suggest same deadlines as for Exec. Summ.

4. Draft, adopt and implement a public information campaign: Start date for launch can occur right after items 2 and 3 have been completed, i.e. as early as Oct. 1. Schedule components to conform with likely review schedule by State, so that as soon as the State says we are a “go”, we can very quickly schedule the necessary town meeting for adoption of the plan. If the State gets the plan in hand by Oct. 1, it will be Dec. 1 when we can expect their blessing on it, if they have found it to be complete. There is a small chance they will not, and we would need to do revisions to the plan itself.

My hunch is that the easiest and most painless way to get the plan approved is to launch the public info campaign early (say within a month after we send the plan to the State, i.e. by Nov. 1), repeat the message often and in as many venues as possible, and put the plan on the regular March town meeting warrant rather than hold an emergency town meeting in the middle of winter. If we do our prep work adequately, it should sail through on a voice vote. Is a written ballot a requirement?.

To meet this proposed schedule, the following outstanding items need to be completed by Jarod before the plan is sent to the state:

1. Jarod still owes me a bit of language for Chapter A.
2. Jarod needs to “professionalize" the land use maps N-1 and J-2
3. Jarod needs to prep the transmittal materials to the State, and get the needed signatures.

2) Public Comment.

07/26/2021

Brooksville CP Visioning Statement – draft posted for public comment 7/26/21

Brooksville is rural, coastal town, almost entirely surrounded by water, located about a half an hour drive from Route 1, the main coastal arterial. These geographical factors have thus far preserved Brooksville from the kind of development that has increasingly been compromising the rural and scenic qualities of some of the more accessible communities along the Maine coast.

Since the majority of Brooksville’s community members – full-time residents as well as those who make Brooksville a location for occupation or vacation -- favor maintaining the rural qualities of Brooksville, a major challenge during the next ten years will be encouraging and enabling land use consistent with what community members say they value.

Key to successfully meeting this challenge will be communication and education among community members with the objective of finding the best way to do this that is consistent with the desire of property owners to have the freedom to do whatever they wish on their own property while protecting themselves against activities of their neighbors that may negatively affect the property owner’s desire for his or her own quality of life.

Brooksville’s economy is primarily based on fishing, recreational boating, construction, and activities related to residence and property maintenance. A small store (subsidized by a seasonal resident) sells essential grocery products and provides sandwiches and snacks, and a local bakery provides local residents and the surrounding area with bread, pastries and pizzas throughout the year.

During the summer businesses that provide food and/or lodging are also of economic significance, as are several farms and artistic and cultural establishments that attract visitors to the area. The beauty of the land and seascapes, and the accessibility of these natural resources via the many hiking trails and water access points, is also a major factor in attracting the visitors who fuel the economy as well as providing a source of healthy recreation for year-round residents.

The Comprehensive Plan Committee envisions a town in which its rural economy continues to flourish without the intrusion of development that might be imposed by outside economic interests that harm the natural resources on which the town’s economy is based, or threaten the health and wellbeing of community members. Achieving this balance requires a land use plan and town ordinances crafted, approved and enforce in ways that protect the health and safety of community members, promoted food security, and anticipate future threats to the wellbeing of community members, such as those posed by climate change or future pandemics.

The Comprehensive Plan Committee especially sees the deployment of affordable, robust broadband to all parts of Brooksville as crucial to the realization of that vision. Affordable access to high-quality broadband will both enable and encourage economic development consistent with our vision of a town that is vital, peaceful and beautiful and promote the health, safety and personal wellbeing and development of community members of all ages.

07/25/2021

Comprehensive Plan Committee
Minutes from Meeting of July 21, 2021

Present: Jonathan Hall, Co-Chair; John Gray, Co-Chair; Allen Kratz; Nancy Sanford; Sarah Cox; Bud Fisher; John Kimball; and Jackie Pike
Friends of the CPC: Phyllis Cox
Jarod Farn-Guillette, Planner with the Hancock County Planning Commission
Debbie Grimmig, Secretary


Jonathan Hall convened the meeting via Zoom. He previously distributed the agenda, the minutes from the 7/7/2021 meeting, first draft of the Brooksville CP Visioning Statement, latest draft of the Current Land Use section, and the Future Land Use section. The meeting was posted on the Town Website and the public was invited to attend.

1. Discuss status of following Plan sections in progress:
• Housing – Nothing new to report. Discussions with the Town of Stonington about possible affordable housing solutions are pending.
• Public Facilities & Capital Investments – This section is completed except for sources of funds for various capital improvement projects. Grant funding for these projects is preferable over property taxes. John Gray estimates the cost of the salt storage shed will be $400,000 based upon construction costs of similar facilities in neighboring communities. The estimate will be revised in the capital projects section. $120,000 has been raised for the salt shed to date. Jarod Farn-Guillette will work with John Gray to provide the final information for this section.
• Current Land Use – To be covered later in the agenda.
• Future Land Use – To be covered later in the agenda.
• Climate Change – Allen Kratz and Jarod Farn-Guillette will write this section. Sarah Cox feels Climate Change should not be a separate section. It is referenced in several other sections of the plan. In earlier meetings, the Committee discussed this and most agreed that climate change is so important that it deserved its own chapter. Jonathan Hall feels that Jarod Farn-Guillette and Allen Kratz will do a good job in drafting this section.

2. Discuss status of Plan summary cover letter, graphic cover – The Plan Summary will be put off for now. The summaries are important as most people will not review the entire document of hundreds of pages of text and maps. The summaries will be available for public review after the State has reviewed the Plan. Abbie McMillen will work with Jarod Farn-Guillette on the Agriculture and Forestry section. Jarod Farn-Guillette will write the section summaries.

3. Discuss Current Land Use draft – Jonathan Hall, Jarod Farn-Guillette and Allen Kratz updated this section and the draft was distributed to the Committee. Most of the Committee reviewed the draft prior to the meeting and some offered comments. The Committee reviewed the section via screen sharing and made a number of suggestions. Joe Devlin, Code Enforcement Officer, provided the subdivision data and Jarod Farn-Guillette will incorporate this data into the draft. The Committee reviewed the Goals, Objectives and Strategies matrix and agrees with it as written. The language from the 2006 Comp plan needs to be included in the Goals matrix.

4. Future Land Use draft – Jonathan Hall, Jarod Farn-Guillette and Allen Kratz drafted this section. The Committee reviewed the draft via screen sharing.

Phyllis Cox expressed a concern about highlighting the language that the proposed future development plan is a suggestion and is not legally binding without a Town vote. She is concerned that this will draw more attention to the issue and receive negative reactions from the residents.

There was a question regarding whether the land around Walker Pond is a wetland or a watershed. Jarod Farn-Guillette will verify the appropriate terminology.

Land within 250 feet of the shore is covered by Shoreland Zoning, which is a state regulation. The Town of Brooksville is in compliance with these regulations. The title of Brooksville’s shoreland ordinance is the Shoreland Environmental Protection Ordinance. Jarod Farn-Guillette will make the necessary changes so the term is consistent throughout the Plan. It also avoids the use of the term “zoning” which is perceived negatively by many members of the community.

In section 3. Brooksville’s Proposed Future Development Plan D) Walker Pond Watershed Overlay -- An error was noted and corrected. The recommendation is to designate Parker Pond (not Walker Pond) wetland area for increased protection to prevent negative impacts from development.

The Industrial/Commercial Area addresses issues that have been problems and which can be controversial. The Committee needs to be in agreement with the recommendation in this section.

Growth and Rural Areas – The State would like to see the Comp Plan address ways to increase density and reduce sprawl. This section proposes a Growth Management Plan to mitigate suburban-like sprawl by encouraging more development in the village areas. Advantages include reduced demands on municipal services, higher resale values of properties, taxpayers are not subsidizing private development, and it may allow for smaller lot sizes that are more affordable for first time homebuyers. The Rural by Design Development applies to new subdivisions. It protects the rural quality of the Town.

Goals and Objectives – The goal for Future Land Use is to maintain the look, feel and character of Brooksville while encouraging growth and development. Jarod Farn-Guillette, Jonathan Hall and Allen Kratz will complete the rest of the Objectives and Strategies and will distribute the draft to the Committee for review when completed.

5. Discuss Visioning Statement Draft – The Committee reviewed via screen sharing the Visioning Statement draft which included comments suggested by Allen Kratz. A few edits were made and there was consensus that the Statement was ready to go. Jonathan Hall asked the Committee members to forward any final suggestions to Jarod Farn-Guillette and him for consideration.



6. Summarize what remains to be done, when it will be done and who will do it to prepare plan for State and Town approval –
• Writing – Last section is Climate Change. Allen Kratz and Jarod Farn-Guillette will complete this section. Friday July 30th is target date for Jarod Farn-Guillette to complete the Climate Change section.
• Narrative on Public Input – Jonathan Hall is putting together chronology of meetings and opportunities for public input.
• Communications Strategy – Plan for public engagement on the Plan and preparation for Town Meeting.
• Information posted on website – Jonathan Hall will ask Gayle Clifford to sent out e-mail to community members urging them to read sections posted on website.
• Final Compilation of the Plan – Compile table of contents, all chapters, maps, images, appendices, etc. The Committee should review the entire document, either a print copy or PDF format.
• Submission to the State – The State Planning Office will send back the Plan with suggestions for revisions. The Committee will resubmit the Plan with final changes. The State will review changes and make a “finding of consistency”.
• Summaries – Jarod Farn-Guillette will draft the summaries. Chapter summaries will be distributed to the community after review by the State.
• Presentation to the voters for approval.

7. Public Comment – No members of the public were in attendance at the meeting.

8. Schedule Next Meeting – Jonathan Hall anticipates meeting every other week through the end of August. The next meeting is scheduled for Wednesday August 4, 2021 at 6:30 pm.

07/19/2021

Zoom meeting schedule through September at this time, 7/21, 8/4, 8/18, 9/1, 9/15. and 9/21. The time of all scheduled Zoom meetings is 6:30 pm.

07/19/2021

Agenda

Comprehensive Plan Committee Zoom Meeting

Wednesday 7/21/21 6:30 PM

1) Discuss status of following Plan sections in progress: Housing, Public Facilities & Capital Investment, Current Land Use, Future Land Use, Climate Change.

2) Discuss status of Plan summary cover letter, graphic cover.

3) Discuss current and future land use drafts.

4) Discuss Visioning Statement Draft.

5) Summarize what remains to be done, when it will be done and who will do it to prepare plan for State and Town approval.

6) Public Comment.

07/13/2021

Comprehensive Plan Committee
Minutes from Meeting of July 7, 2021

Present were: Jonathan Hall, Co-Chair; John Gray, Co-Chair; Allen Kratz; Nancy Sanford; Bud Fisher; Jackie Pike; John Kimball; Sarah Cox; and Hal Snow.
Friends of the CPC: Mimi Sheller and Phyllis Cox.
Jarod Farn-Guillette, Planner with the Hancock County Planning Commission
Debbie Grimmig, Secretary

Jonathan Hall convened the meeting via Zoom. He previously distributed the agenda, minutes from the 6/23/2021 meeting, sample Vision Statements from Stonington and Belfast, draft of the Current Land Use section, draft of the Future Land Use section, Proposed Brooksville Future Land Use Map, and updated Brooksville Comprehensive Plan Flyer. The meeting was posted on the website and members of the public were invited to attend.

1. Discuss status of following Plan sections in progress:
• Housing – Nothing new to report.
• Public Facilities & Capital Investment – Jarod Farn-Guillette and John Gray met to complete the Capital Investment section. Jonathan Hall will distribute this section to the Committee.
• Current Land Use – The focus of tonight’s meeting will be on land use.

2. Discuss Plan summary cover letter, graphic cover and plan summaries – Jonathan Hall prefers not to rush ahead with the summaries and cover letter until he has considered the feedback received from the Committee and members of the community. Abbie McMillen has reached out to members of the community, urging them to provide feedback and as a result he has received many comments. He also suggested that the Current Land Use section, Future Land Use section and the Climate Change section be completed before going forward with the summaries.

3. Discuss Current and Future Land Use drafts – Jonathan Hall suggested the Committee engage in an in-depth discussion of big picture issues relative to land use rather than spend time reviewing the draft word-by-word. Jonathan Hall and Jarod Farn-Guillette will clean up the text based upon the results of this discussion. John Gray clarified the difference between the land use and building permits. The Town does not have a building permit process because the proposal to adopt one was rejected in a Town vote. The Town follows the State Shoreland Ordinances which cover building and land use within 250 feet of the shore. Building within 250 feet must receive approval by the Town. Building outside of that area does not require approval or even notification of proposed construction. There is a Subdivision Ordinances, but there has been very little activity in subdivisions. Subdividing property intended for family members is exempt from the ordinances as are properties sold outside of certain number of years. The Subdivision Ordinances are on the Town’s website.

The Select Board would like to implement a quarterly review of all properties in Brooksville. This will entail the assessor visiting annually at least one quarter of the properties to list any new construction. The Town will be fully canvassed at the end of the four-year cycle and all new construction will be assessed and the value added to the tax records. Currently, there is no automatic notification process of new construction and it may be years after the fact before the Town is aware of any new construction. New value picked up by the assessor each year is expected to cover the cost of the appraisals.

Mimi Sheller discussed concerns that the neighbors living near Robert Gray’s Plumbing and Heating business have as a result of the fire which occurred on his property near old propane tanks and an oil truck. This could have been a devastating fire. If the Town encourages new development, it will put additional residences in proximity to these kinds of businesses. As new residences are developed, it will also create more need for services for propane, oil delivery etc. How can the Town protect residences from hazardous sites? This is public safety issue and as community leaders, we are responsible for public safety. Hal Snow believes that the article in the Weekly packet was overstated. The business is inspected by the State Fire Marshall’s Office and the vehicle had not been used for 2 years. The community should be more concerned about the number of blow-downs and slash wood posing serious fire threats from lightening strikes or cigarette butts during dry periods. Existing businesses would be grandfathered by any new land use regulations.

There was a suggestion that the Town conduct building reviews as opposed to implementing building codes or permits. Building reviews would provide education on quality construction, appropriate wiring and plumbing, and safe gas hook-ups. Building reviews have a less threatening connotation than codes, ordinances or permits. Building reviews will be more important as more money becomes available for people to improve their homes. There was concern that even the term “building reviews” will be construed as zoning and the Town is telling people what they can do or cannot do with their property. This will lead to a rejection of the final Comprehensive Plan.

A Building permit process would benefit the community. The Town would know who is building what and where. It is easier to get ahead of potential issues before construction is actually completed. Plus, it provides important information for tax assessment purposes. Another option is the creation of a building or land use registry for those projects that are designed to create value to a property. It is not in the Town interest to capture every chicken coop. How can the Committee frame the concept of building permits or building registry as a positive thing? There continues to be concern by some Committee members that even a registry will be construed as zoning and therefore restrictive in the use of personal property.

Bud Fisher suggested an approach that identifies those activities that are clearly inconsistent with the Town’s values of preserving its rural character. If the Town does not know what is occurring in new building or new businesses, then there is no way to stop development even if contrary to the Town’s values and character. We cannot eliminate what has already occurred, but we can develop a way to prevent inappropriate projects. The Community Survey asked question on what business or industry activities were viewed as undesirable for the Town. The responses may be a good starting point for this discussion. Jonathan Hall cited a composting facility as an example. While this is a worthy project, it would cause many problems for the neighbors of the project because it is a very smelly activity. The Town has no control over activities that are noisy, smelly, or have high traffic volumes. How can the public have input into these activities before construction rather than after the fact? It would be better to create a system that gets ahead of the issue.

The Town has the ability to pass ordinances to address specific issues. A barking dog ordinance was passed to address problems for neighbors. But the ordinance was passed after the fact. It would be better to have a process to prevent the problem.

Allen Kratz suggested creating an intense community engagement effort to identify what we want and what we do not want in the community. Through community involvement, the Town can develop a system to review future projects while providing due process for the property owner. The process would include those projects that would have a potential for significant impact on the Town such as appearance, smell, traffic, noise, safety hazards, and/or activities that are out of scale to the surrounding environment and are counter to the good of the community.

The 2006 Comprehensive Plan included Land Use Goals (page 104) that called for the creation of land use standards that balance the needs of the individual with that of the community. These concepts capture the issues discussed by the Committee.

The fact that land use goals are included in the Comp Plan should not lead to the rejection of the Plan. The goals are recommendations and provide future guidance, but have no authority. Any ordinances would have to be voted by the residents, separate from the adoption of the Comprehensive Plan.

The Committee reviewed the draft of the Current Land Use section via screen sharing.

Key Findings/Issues – As Brooksville goes forward, it will see more conflicts with what is going on around them. Jarod Farn-Guillette cited the Town of Cherryfield as an example of a community that experienced unexpected growth with are no measures in place to restrict businesses that are not consistent with the Town. There will be issues here as well. The community values its historical and rural character, its agriculture etc. Commercial interest may come in that do not have the same values as the community.

Mimi Sheller was impressed with the idea of development around the village cores as opposed to along the shore. The concept draws upon the historic nature of the villages. It promotes walkability, smaller homes and more opportunity for affordable housing. The villages are in areas less vulnerable to rising tides and climate change.

Development along the shore can negatively impact fresh water and shellfish areas. These areas need protection through shoreland zoning.

Busing for school children was added a cost for development further from centers and established neighborhoods.

Jarod Farn-Guillette will work with the Select Board to obtain information on new subdivisions build since 2010. The cost of new home construction may be obtained from plumbing permits or from the assessor. This information is available from the Town Office.

Jarod Farn-Guillette will complete Table 12-3. The Projected Acreage chart was eliminated
because it seemed redundant. He will include acreage needed for the next 10 years for commercial and industrial uses. He added a line for Projected Acreage for open space and conservation land.

Goal – The Committee was in agreement with the Goal for Current Land Use. Objectives and Strategies were amended to reflect the discussion on building reviews, process for public input for projects having a significant impact on the community, and community engagement process to identify land uses inconsistent with community values. Language from the 2006 Comp plan relative to balance of individual and community interest may also be included. Jonathan Hall will circulate the next draft to the Committee.

4. Climate Change section. To do or not to do? – The Committee will include a separate section on Climate Change. Jarod Farn-Guillette will work with Allen Kratz and Mimi Sheller on this section. The State has a developed guidance on what this section might include. The template and checklist provided by the State will make this section easier to write.

5. Public Comment – No members of the public were in attendance.

6. Schedule of next meeting – Jonathan Hall will contact the Committee members about holding a meeting next week. There is still a lot of work to complete and he hopes to meet before the regular meeting in two weeks.

Follow-up items for next meeting and beyond:
• Vision Statement – Jonathan Hall is working on a draft and will distribute it to the Committee;
• Climate Change section – Jarod Farn-Guillette will draft the section using the State Template and checklist as a guide. Mimi Sheller and Allen Kratz will assist with the draft;
• The Capital Investment section is done and Jonathan Hall will distribute the draft to the Committee;
• Revise and refine the Current Land Use section;
• Review Future Land Use section;
• Add photographs and images; and
• Review each chapter to make sure everything is there and formatted. The Comprehensive Plan should be as complete as possible before submission to the State for review.

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