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Good evening. I'm going to call the meeting to order. We'll have roll call

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here.

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and designed to be represented to dust here.

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And we'll have the adoption of the agenda.

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Yes, we need a motion.

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All in favor? Motion passes?

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Over view of the purpose and meeting in ordinance requirements from our Director of Code Implanting Wayne Marshall.

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Hello. So when we first wrote this ordinance back in 2007, one of the things we didn't really contemplate all that much.

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This is how you go about putting 14 to 15 people across the front of a room and how inconvenient that would be to actually try and have a meeting.

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So during the course of this meeting, we're probably going to break up a couple of times.

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I think that since the applicant is actually going to be using boards to make their presentation,

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we'll probably ask the planning board and council members to join in the audience.

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So the public and the board and everyone can see everything at the same time.

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When it comes time to actually talk about the deliberations or the council and board consideration,

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and the design we can consideration, we're probably actually going to rearrange the room,

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put the tables together, so that board members, council members, and such can actually look at each other,

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instead of trying to shout each other down the across what maybe 60 feet or so.

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Understand that maybe a little bit inconvenient for folks where we think that that's the best way to try and have some real conversation among the board.

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Tonight was the purposes of tonight's meeting the city for the first time since it amended its code back in 2007.

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For this particular property is actually received an application to develop what we refer to as the bear property.

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this located on Route 3.

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The amendments that the city adopted back in 2007,

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for once there really came about after a long period

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of discussion and many actions over years

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with the council, the planning board,

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and others that had to deal with

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how to address the issue of larger retail and Belfast.

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Those who may be aware,

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I will do the Cliff Notes version.

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2000 Walmart made an application to come to Belfast.

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the U.S. expressed interest, the city adopted a moratorium, the city said ultimately adopted

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ordinances, said no to larger retail, that could 2000. 2004, there was a citizen initiative

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to allow larger retail on two properties on the east side. It was known as a special commercial

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district. That was adopted by the voters about fast by a vote of 53 to 47. So in 2004, you could

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actually do a larger retail store in Belfast, larger retail being greater than 75,000 square feet

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provided it occurred on the east side.

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In 2005, 2006, the Council established what it called the Retail Review Commission,

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they looked at options.

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One of the options that was thought about was this particular property.

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Ultimately, things kind of moved a little bit further ahead

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when the city was actually received or developed an application from Lowe's

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to put a Lowe's on the same property that the Council is looking at the

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on the planning board and the design of your committee

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are looking at this evening.

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The council at that point in time after a lot of discussion,

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voted three two to say no to the loaves.

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It wasn't unanimous, it was a three two vote.

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At the same time what the city did is it started

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a process of saying, what do we perhaps think it could be OK?

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The council back in 2007 said it would be A.O.K.

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to use this property for a larger retail store,

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a store again, greater than 75,000 square feet,

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provided a sole groceries, General Merchant Dice, and clothing, you can interpret what that means.

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To me, that sounds like a Walmart, and or potentially a target, a store of that nature.

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So the city, back in 2007, said it was city policy, my ordinance backed up by the comprehensive plan to say that this was an AOK property to allow larger retail.

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Again, since 2007, there's never been a proposal coming forward.

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This is the first one.

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And this proposal tonight doesn't involve a larger retail store.

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Tonight's proposal is for a smaller retail development,

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a tractor supply, as well as a master plan that deals with some other potential uses.

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So what's the purpose of tonight's meeting?

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The purpose of tonight's meeting is really an introduction of what this project is.

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this is an opportunity for the applicant to make a presentation so that folks are aware

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of what their proposal involves. This is also an opportunity, the first opportunity of there

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will be many for the public to make comment to Council Planning Board about what your concerns

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may be with the project. After hearing the public comment, the Council Planning Board as well as

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about how to look at this potential project and what concerns may kind of rise to the top that need to be done.

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And at the end, what we had expected is to wear the council and the planning board in such would identify the overall process that would be the next steps for reviewing this application.

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So, when you look at this process, trying to why did it come about.

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The first thing is that the root 3 commercial zoning district where this proposal was located allows a wide variety of retail uses.

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What exists in the root 3 commercial zone today, you folks live here, you know what it is.

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This has Haniford, this has Ocean State job loss, the two largest retailers in Belfast, just down the road from where this project is located.

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you now have a Hammond, which is a EBS. You have running as mall, which has been a bell

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fast for a long period of time. This is the area that has been the prime retail development

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center in bell fast for a long period of time. Some things on this property that we say that

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this property is unique and different from all those other stores and a lot of it is separated

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by the type of process that the city council identified back in 2007 for the review of this project.

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That type of review said that, again, this property is the only one in Belfast could be used for a larger retail store in something greater than $75,000 square feet.

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This property is the largest undeveloped property in the root 3 commercial district, not by a small amount, but by a large amount.

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It's 84 acres in size, which is one of the reasons why I was selected.

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And when you look at this, it also is subject to some unique review procedures that don't apply to any other project in the root 3 commercial district.

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There's three of them. The first process is this project will be reviewed subject to contract rezoning.

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What is contract rezoning? Some people know by the other word which is spot zoning.

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What does it mean is you actually develop an agreement for a single property.

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It doesn't matter what the property next door could do or the property on the other side.

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It is an agreement for that specific property as to how it could be used.

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The city has used contract rezoning for such projects in town such as the Front Street Shipyard.

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It's used for the redevelopment of the Crosby Center.

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It's used for the Master Steater going into the former church and behind the Crosby Center.

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It's now under review for the Paul Nare and Waterfront Development Project.

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It's not a project that this council in this planning board haven't done in the past,

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but on this one is...

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The only property in the root 3 commercial zoning district that is subject to contract rezoning, and why is that again, is because of the unique features of this property, 84 acres and size, and the only one that would allow larger retail.

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The second one that comes in is about what's unique as far as the development review process for this is an applicant is required to submit a master plan. The master plan is to give everyone a better sense,

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the city officials that have to act on a proposal, a better sense of how this property

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would be used, not just for instance, small piece of it that a larger piece of it because

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it does have such great value as potential redevelopment options because of its size, again,

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of the 84 acres, and to get a sense of what could occur, particularly looking at the master plan

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for such issues as how you do a traffic, because traffic impacts on route 3 as far as the

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other rows that tie in route 3 are one of the key issues that would be looked at.

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As well as something that is optional for this particular project that the Council of Bordeaux

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we're looking at tonight, but which is mandatory, if there is a larger retail store greater

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than 75,000 square feet, is the preparation of what's known and say community economic impact

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assessment.

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That community economic impact assessment is tailored after what was a requirement of state law that

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adopted by the legislature back in 2007, 2008, there was known as the Form Growth Act,

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which Governor LePage, I think it was, is fourth act after we became governor, which

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he eliminated from the law, and then Form Growth Act applied any larger retail store and

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Maine that was greater than 75,000 square feet.

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Regardless of where it was, if you had to prepare, they had to provide money to the municipality,

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or to the state, either one, provide an impact study of what the impacts would be of that

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potential development coming in.

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Even though the state eliminated that provision back in 2007, 2008,

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the city of Belfast decided to continue to preserve and to keep that as a provision of its ordinances.

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Again, it's a mandatory requirement for if it's greater than 75,000 square feet

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of development.

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But if there's a store greater than that, then it's an optional issue with the city council and planning board.

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I'll be one of the things that the Council and Board and the design of your community

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will be discussing this evening.

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Under contract rezoning, I'm going to go briefly through those three provisions a little

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bit more information.

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Contract rezoning.

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Again, the end of that is that there would be a development agreement in between the city

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and the applicant, that would particularly identify exactly and govern how use of that property

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could occur.

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where the parking would be, the number of parking spaces,

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how much green spaces you would have,

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where the access roads would be, how lighting would work,

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but it's actually done on an agreement basis

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as opposed to looking at just the standards and the ordinance.

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In the ordinance itself, it uses what we call goal statements

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instead of specific standards,

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meaning it doesn't say you need to have one parking space

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for each 200 square foot of retail for example,

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but it gives greater flexibility to the city

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as about how we look at those issues.

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It gives flexibility on such things as the amount of setback off of root 1, which is root 3, or the amount of setback from adjacent property lines.

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And the intent there is to have more flexibility in the ordinance, rather than simply applying definitive development standards.

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Flexibility sometimes works well for the applicant and works well for the city as well, because it allows us to better look at the unique aspects of a particular property.

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Under this process, the planning board really has a lot of the role to do so in what we refer to as the heavy lifting.

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They do a lot of the putting together the draft agreement, but in the end, because a contract rezoning agreement,

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is the same as an ordinance amendment, only the council has the legislative body for the city of Belfast

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as the adopted contract rezoning agreement.

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The process should go forward and go through the planning board that ultimately goes through the council.

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The second component of this project, which mentioned was the master plan approach.

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The master plan, the fingers a little ripped up tonight, so the intent is, again, to look at how

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development of the...

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And to make such things as off-site improvements, off-site improvements to these such things, it's what it may do to a road when they need to do as far as I want, when they need to do as out-of-time as they can do as far as it's done.

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And also to get tenure

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throughout the better days, the impacts.

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Thank you.

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Better gauge the impacts on the site itself from the looking at the overall development rather than just looking at singular development.

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Master plan isn't something that we require anywhere else, but it's something that can be optional for project developments that come in under what's known as a plan unit development.

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We've had a few of those envelopes one out that many.

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The impact study, as mentioned it was based on what was the informed growth act, the city

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kept it in its code.

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It was originally designed for larger retail, but it's one of where it's optional for

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a project like this, and unlike most impact studies under the informed growth act, the responsibility

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was for the applicant to provide money to the municipality, or to the state, in this case

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would be the municipality, the city, and the city itself would do the impact study, rather

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within the applicant doing the impact study,

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then the city doing a review of that study.

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So it's one that's really directed at the local level.

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It's really focuses on two different things

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under the impact study, under the code.

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The first is it looks like the impact on the local economy.

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It looks like the impact such as,

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when a new project comes in,

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the amount of impact on existing retail development,

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it looks as such things as the availability of,

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amount of vacant retail space in the community

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the present time, it looks as such things

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is the amount of job creation or job loss that may be associated with a new project coming in.

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It looks at such things such as the amount of retail sales that would be going to this project

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and captured from what may be existing retail developments within the community.

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And it looks as such things as when this project comes in as the amount of revenues

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that would perhaps be reinvested within the community.

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The second thing it looks at, so the first is the impact on the local economy.

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The second is the amount of impact on municipal revenues and services.

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So you look at what new revenues may come into the city, as a result of this project occurring.

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You look at what are the costs associated with it.

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What is it going to come into place for the cost on municipal infrastructure, such as a new road,

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a new sewer line, you look at such things as cost on municipal services.

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doesn't ever result in need for more police, more fire,

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more people, never in the COVID-19 Plain Department, but along the way,

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but services that are delivered by the municipality.

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It also looks at the ideas of any public subsidies

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are part of the project.

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For example, if you look at this pretty rare,

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we've only done one credit enhancement agreement

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in Belfast to date for tax income and financing,

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which is for the front street shipyard and even that was kind of...

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We have a really fuzzy agreement meeting where we didn't really give up revenues. We only use it as loan guarantees.

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But if there were any public subsidies involved in this project going forward, this is an opportunity under that impacts

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study to be able to identify what the impact, assess what those impacts would be on municipal revenues.

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It also looks on the capacity of city infrastructure such things as sewer services, water services, and such.

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But the real intent here is to give information to decision makers to get a better sense as to what the total impact of this project would be.

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Again, the impact study is optional at the Council and Planning Board discretion for a project of this nature because there is no retail store that's greater than 75,000 square feet.

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It is only mandatory when it is greater than 75.

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I'd also note that today, the city has never done an impact study on any project that's ever come to bell fast.

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The project review process involves four basic steps.

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Step one, the nice meeting, which is a sketch plan review.

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sketch plan review is exactly what the term kind of implies.

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You don't have complete detailed information on everything the applicant is proposing,

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because the intent is to get a better sense of what the overall picture of the application is

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and to identify perhaps big picture issues.

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So tonight, I don't really envision someone talking about, you should move that parking space

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10 feet to the right or 10 feet to the left.

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Because that's why something that comes out more of the preliminary and final plan reviews

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it's not at the sketch plan review.

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Oftentimes things you would try and address

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are the number of per pet you may have,

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what the amount of setbacks may be for buildings overall.

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For example, I know what I'm going to be talking about

215
00:17:57,135 --> 00:17:58,935
the night is now a setback from Route 3,

216
00:17:59,375 --> 00:18:01,595
but it is really to try and address bigger picture issues.

217
00:18:02,935 --> 00:18:04,675
Should the council and planning board decide

218
00:18:04,675 --> 00:18:06,535
that the sketch plan review should be accepted?

219
00:18:07,275 --> 00:18:10,135
The next step is to go to preliminary plan.

220
00:18:10,615 --> 00:18:13,415
The preliminary plan will not involve both the board

221
00:18:13,415 --> 00:18:14,435
and the council together.

222
00:18:14,435 --> 00:18:18,095
The preliminary plan review involves only the planning board.

223
00:18:18,535 --> 00:18:23,695
The planning board is responsible for, again, reviewing all of the issues that are becoming

224
00:18:23,695 --> 00:18:24,055
forward.

225
00:18:24,935 --> 00:18:30,135
The planning board says, yes to the preliminary plan, it goes to the final plan review stage

226
00:18:30,135 --> 00:18:31,175
before the planning board.

227
00:18:31,915 --> 00:18:36,155
If the planning board says no, the recommendation of the planning board is pumped up to the

228
00:18:36,155 --> 00:18:40,175
council, and the council then has the opportunity to make the decision about whether or

229
00:18:40,175 --> 00:18:44,415
not we should honor the recommendation of the planning board or to have it go continue

230
00:18:44,415 --> 00:18:46,675
to go through the contract rezoning process.

231
00:18:47,835 --> 00:18:49,535
Final plan review is this kind of indicates.

232
00:18:50,075 --> 00:18:53,235
That's when you try and wrap up all details on a project.

233
00:18:53,695 --> 00:18:55,515
We will be talking about should the parking space

234
00:18:55,515 --> 00:18:57,415
be 10 feet to the right or 10 feet to the left.

235
00:18:57,835 --> 00:18:59,435
What type of signage should be in place?

236
00:18:59,735 --> 00:19:01,715
What is the actual wattage that's going to go in

237
00:19:01,715 --> 00:19:04,715
with the lights on the light, on the light poles?

238
00:19:04,755 --> 00:19:06,915
What's the height of the standard of the light poles?

239
00:19:07,435 --> 00:19:10,275
Again, it's a very detail oriented review by the planning board

240
00:19:10,275 --> 00:19:17,215
because those are what would then be the final design and conditions that would apply to the project.

241
00:19:17,995 --> 00:19:21,415
Planning board, in this case, most projects of the planning board has the final authority,

242
00:19:21,555 --> 00:19:26,435
but because this is contract rezoning, planning board puts its recommendations in a bundle,

243
00:19:26,875 --> 00:19:28,755
sends that package off to the council.

244
00:19:29,315 --> 00:19:34,655
The council then has a review through the ordinance process, both the first reading and second reading,

245
00:19:35,175 --> 00:19:38,415
and decides whether or not that contract rezoning agreement should be adopted.

246
00:19:40,575 --> 00:19:48,695
In summary, what I'd noticed a couple things, that first, this is the start of a process,

247
00:19:49,735 --> 00:19:50,655
at least four steps.

248
00:19:51,955 --> 00:19:53,555
No final decisions this evening.

249
00:19:53,875 --> 00:19:57,855
The intent is to try to get a sense of what the application involves, and whether or not

250
00:19:57,855 --> 00:19:59,315
you should go forward and so how.

251
00:20:00,355 --> 00:20:05,055
This meeting is really an opportunity for the council, planning board, and the design

252
00:20:05,055 --> 00:20:10,735
of your committee provides some direction to the applicant, and also for the public to provide

253
00:20:10,735 --> 00:20:15,275
direction to the folks sitting in the front of the room, as well as the applicant about

254
00:20:15,275 --> 00:20:15,795
the project.

255
00:20:17,715 --> 00:20:23,055
And in the end, this is an opportunity for folks of the front to identify the major concerns

256
00:20:23,055 --> 00:20:24,515
that are regarding the project.

257
00:20:25,875 --> 00:20:31,315
In this, I would envision a minimum to this project continue.

258
00:20:31,495 --> 00:20:37,475
There would be at least four, that's not more public hearings associated with this project.

259
00:20:39,015 --> 00:20:45,415
And so I think each of you for coming out this evening, what we'll probably do with the applicant presentation

260
00:20:45,415 --> 00:20:51,795
of have all you folks trying to move to the audience, so that they can turn their boards around

261
00:20:51,795 --> 00:20:56,695
and be talking to everybody at the same time and everybody can see the same thing.

262
00:20:57,035 --> 00:21:00,455
Madam Mayor, may I ask Planner Marshall, one further point of clarification.

263
00:21:01,695 --> 00:21:12,215
Could you just give us a few local examples of what the 75,000 square foot or more building looks like here in Belfast currently

264
00:21:12,635 --> 00:21:16,275
and what a 20,000 square foot business looks like currently?

265
00:21:16,275 --> 00:21:26,315
We have no retail stores in a single building as a single user that is 75,000 square feet.

266
00:21:27,095 --> 00:21:34,675
The largest retail assembly you have in Belfast today is Hanoffer and Ocean State job

267
00:21:34,675 --> 00:21:35,515
lots together.

268
00:21:36,735 --> 00:21:42,815
Hanoffer is coming in about 56.58, maybe 59 with the improvements that they did 10 plus

269
00:21:42,815 --> 00:21:50,555
years ago now. And Ocean State comes in at just around 44. So put them together, so around

270
00:21:50,555 --> 00:21:57,535
105 to 110. Probably the closest, and you don't recognize it because it's in multiple

271
00:21:57,535 --> 00:22:03,015
buildings is if you look at what gets to be a Hammond where you now have the two big storage

272
00:22:03,015 --> 00:22:08,295
buildings on Hammond, together with their main office up front. Or if you look at some

273
00:22:08,295 --> 00:22:12,215
of the multiple buildings that are associated with Viking, they probably get fairly close

274
00:22:12,215 --> 00:22:16,595
to a 75 as a total package, not as individual buildings.

275
00:22:17,595 --> 00:22:23,315
20,000 square feet, what's your best example is something that's fairly similar to a

276
00:22:23,315 --> 00:22:25,475
tractor supply, it is O'Bashon hardware.

277
00:22:26,135 --> 00:22:30,195
O'Bashon hardware without the greenhouse is 20,000 square feet.

278
00:22:30,355 --> 00:22:33,415
With the greenhouse is about 24 to 25.

279
00:22:33,975 --> 00:22:38,235
Their outside display area probably comes in about another 4,500 square feet.

280
00:22:38,235 --> 00:22:44,315
Try to supply food proposals was coming in about 19,000 to 20,000 with an outside display

281
00:22:44,315 --> 00:22:46,555
or perhaps 10 to 15.

282
00:22:50,265 --> 00:22:52,125
That's why you're best example of him.

283
00:23:59,035 --> 00:24:02,105
Just test?

284
00:24:02,105 --> 00:24:02,465
I'm just going to put

285
00:24:09,825 --> 00:24:10,925
my foot on the ground.

286
00:24:19,515 --> 00:24:20,275
I'm

287
00:24:31,635 --> 00:24:33,735
going to put my foot on the ground.

288
00:24:39,294 --> 00:24:46,554
My name is Bob Barry, I'm with Mainland Development Consultants. I am an engine bearer. I represent the sellers of the property, the bears.

289
00:24:53,924 --> 00:25:05,464
All right, percussion maintenance, I love it. So, I represent the bears, they are the owners of the property looking to sell some property to track a supply company in order for that project to happen.

290
00:25:05,464 --> 00:25:12,964
As part of this project, the master plan was required by the ordinance and we wanted to show everybody

291
00:25:13,904 --> 00:25:19,044
as part of a concept master plan what the current thinking is for development on this property.

292
00:25:19,564 --> 00:25:21,744
And I want to go through that with you step by step.

293
00:25:22,264 --> 00:25:23,024
I do want to stress.

294
00:25:23,544 --> 00:25:24,904
This is just our current thinking.

295
00:25:25,404 --> 00:25:29,904
It is nothing in the master plan other than the tractor supply is currently proposed.

296
00:25:30,664 --> 00:25:31,984
And we'll get into more details on that later.

297
00:25:31,984 --> 00:25:34,284
This plan right here, can everybody see it?

298
00:25:35,504 --> 00:25:39,224
That's root 3, right there, at the bottom of the plan.

299
00:25:40,064 --> 00:25:41,524
Bank of America is across the road.

300
00:25:41,764 --> 00:25:43,064
That's their entrance drive.

301
00:25:43,924 --> 00:25:47,424
A proposed drive is proposed right across directly across

302
00:25:47,424 --> 00:25:48,744
that the lanes line up.

303
00:25:49,504 --> 00:25:51,504
And then that drive would go up the hill this way.

304
00:25:51,584 --> 00:25:53,864
And as everyone knows, it's a little bit of a high spot

305
00:25:53,864 --> 00:25:55,984
right in the middle that goes downhill in all directions

306
00:25:55,984 --> 00:25:57,764
from that high spot here.

307
00:25:58,664 --> 00:26:01,864
And then this drive would come up far away up that.

308
00:26:01,864 --> 00:26:08,444
that hill. We are currently thinking that they on the left there would be a bank and a couple

309
00:26:08,444 --> 00:26:17,444
of retail, envisioning multi-unit small retail in these two locations. There's a restaurant

310
00:26:17,444 --> 00:26:23,424
proposed, or at least that's what we're thinking right there, and then a hotel here. Multi-story

311
00:26:23,424 --> 00:26:29,884
most likely number of rooms is unknown at this time and a hotel there.

312
00:26:30,104 --> 00:26:37,964
On the right multi-family is proposed or is thinking we're thinking of that here in four

313
00:26:37,964 --> 00:26:43,464
different billing blocks with units for rent or sale at that location.

314
00:26:44,584 --> 00:26:49,724
And then on the last thing on the left and assisted living center of some kind.

315
00:26:49,724 --> 00:26:59,464
That is the master plan as currently conceptualized by the bearish and B&G properties on this site.

316
00:27:00,444 --> 00:27:07,384
Currently there are no talks or proposed plans to do any of that.

317
00:27:07,604 --> 00:27:14,744
The tracker supply would be that first lot on the right and that is the only part being proposed at this time.

318
00:27:17,214 --> 00:27:21,654
With that, I'll turn it right over to Goro Poir.

319
00:27:40,774 --> 00:27:41,574
Good evening.

320
00:27:41,854 --> 00:27:43,114
I'm Dan Bacon with Goro Palmer.

321
00:27:43,394 --> 00:27:45,014
I'm joined by Lucas Anthony.

322
00:27:46,314 --> 00:27:48,954
Also of Goro Palmer and DMK development,

323
00:27:49,854 --> 00:27:51,454
who is the Director Supply applicant.

324
00:27:52,254 --> 00:27:56,434
I'm a planner by practice in Lucas's an engineer,

325
00:27:56,974 --> 00:28:00,374
and we're at the concept planning and sketch plan stage.

326
00:28:00,414 --> 00:28:03,394
So I'm going to provide a quick overview of the Director

327
00:28:03,394 --> 00:28:05,734
a lot of tractor supply site planned,

328
00:28:06,494 --> 00:28:07,794
but if you have engineering questions,

329
00:28:07,994 --> 00:28:09,954
look at some pop-up and answer those.

330
00:28:10,194 --> 00:28:12,934
And I know that Chris from DMK is going to provide

331
00:28:12,934 --> 00:28:15,114
some remarks on tractor supplies operation

332
00:28:15,114 --> 00:28:16,994
at the conclusion of my presentation.

333
00:28:18,054 --> 00:28:23,434
So as Bob introduced, there's the large master plan

334
00:28:23,434 --> 00:28:27,114
designed for this site with really this user,

335
00:28:28,254 --> 00:28:30,334
being the only one identified and designed for.

336
00:28:30,334 --> 00:28:40,174
And the tractor supply is proposed on the first six acres of the master plan, up along Route 3.

337
00:28:40,434 --> 00:28:48,094
And it would be the first slot on the right coming in off that proposed road across from Bank of America.

338
00:28:49,134 --> 00:28:57,134
So the proposal is for a six-acre site to accommodate tractor supply, which is more than enough property for the use.

339
00:28:57,134 --> 00:29:02,434
And it's intentionally large to provide a generous buffer from Route 3.

340
00:29:02,974 --> 00:29:15,854
There's a 200 foot vegetated buffer proposed from Route 3 to provide some screening to maintain the natural wooded area that exists today.

341
00:29:16,494 --> 00:29:20,134
And to set the treacherous supply site back from the street.

342
00:29:20,134 --> 00:29:27,114
The proposal is for traction supply to be in a 19 to 20,000 square foot building.

343
00:29:27,934 --> 00:29:33,634
19,000, I think, 97 square feet is the foot print.

344
00:29:34,094 --> 00:29:41,234
There's an outdoor display area, and that's been cited behind the building, if you will,

345
00:29:42,474 --> 00:29:49,554
from at least from the proposed access drive, off of Route 3, the parking is proposed in front

346
00:29:49,554 --> 00:29:54,714
of tractor supply, but to the side of tractor supply, if you will, as you look at it from

347
00:29:54,714 --> 00:30:02,474
the access street, we're proposing 77 parking spaces per the town ordinances. This is a

348
00:30:02,474 --> 00:30:08,854
site that would be served by public utilities, so water and sewer would serve this site. We're

349
00:30:08,854 --> 00:30:14,014
beginning to think about storm water and think there's a place for storm water management up

350
00:30:14,014 --> 00:30:19,694
long root three in an area that's currently long area so wouldn't be much

351
00:30:19,694 --> 00:30:23,474
clearing to accommodate that strong water really because of grades this site will

352
00:30:23,474 --> 00:30:30,394
be about 15 feet higher than root three given the topography of the site as you

353
00:30:30,394 --> 00:30:39,694
all know the site from root three in terms of traffic and those implications we

354
00:30:39,694 --> 00:30:42,034
have not conducted a traffic study yet.

355
00:30:42,514 --> 00:30:45,374
We wanted to have this workshop for this initial meeting

356
00:30:45,374 --> 00:30:48,674
before we dive into a traffic study.

357
00:30:49,434 --> 00:30:51,334
But following the outcome of this meeting,

358
00:30:52,014 --> 00:30:53,514
a traffic study will be performed,

359
00:30:53,834 --> 00:30:56,594
which is required by ordinance in the site point of view

360
00:30:56,594 --> 00:30:59,874
process, and that will be part of the planning board process

361
00:30:59,874 --> 00:31:05,214
to look at the traffic implications along with three.

362
00:31:06,034 --> 00:31:31,054
And in terms of kind of general layout, we've tried to orient the building fairly close to the proposed street, coming in, the setback from the new internal street best proposed is 40 feet, and we've started to building close to that setback, thinking that as this develops is about presented,

363
00:31:31,054 --> 00:31:36,854
be nice to have the building fairly close to the street so that there can be sidewalk connections

364
00:31:37,834 --> 00:31:49,394
as the development evolves over time. And that's my missing Lucas. Those are the high points

365
00:31:49,394 --> 00:31:55,254
and I'm sure there will be questions as the meeting progresses and will all be available to

366
00:31:55,254 --> 00:31:56,534
to answer questions as we go.

367
00:32:02,644 --> 00:32:03,444
I'm sorry.

368
00:32:08,824 --> 00:32:09,144
I'm sorry.

369
00:32:16,684 --> 00:32:38,504
We are showing a proposed sidewalk along this proposed street. And we're still at that fixed plan stage. So the intention is ultimately to have sidewalks. I think that's a good discussion with the planning board.

370
00:32:39,644 --> 00:32:44,084
Initially, there's not going to be a lot of other uses to walk to.

371
00:32:44,204 --> 00:32:45,484
There aren't sidewalks.

372
00:32:45,744 --> 00:32:47,304
Obviously, along the route three right now.

373
00:32:48,864 --> 00:32:51,504
So, and that's one of those items that we want to talk through.

374
00:32:52,244 --> 00:32:56,184
The playing board process, and you turn them at what point do they make sense?

375
00:33:00,934 --> 00:33:03,014
Of course, you haven't even remarks before.

376
00:33:10,294 --> 00:33:11,094
Good evening, everybody.

377
00:33:11,314 --> 00:33:12,134
My name's Chris Katner.

378
00:33:12,154 --> 00:33:17,214
I'm with DMK Development, where the contract purchaser under contract to purchase

379
00:33:17,214 --> 00:33:25,054
the 6.08 acres that you see here from the bears and B&G properties.

380
00:33:26,374 --> 00:33:30,994
When I say developer for tractor supply, what that means is, we'll actually acquire the property

381
00:33:30,994 --> 00:33:35,954
at least the building two tractor supply, sign of 15 year initial term with four or five

382
00:33:35,954 --> 00:33:47,194
year options to renew. As far as tractor supply has an operation, generally they have four

383
00:33:47,194 --> 00:33:49,214
is going to be seasonal lawn and garden.

384
00:33:49,874 --> 00:33:53,814
The front right is outdoor workware, work boots, work clothing,

385
00:33:54,594 --> 00:33:59,694
the back left will be automotive, and the back right

386
00:33:59,694 --> 00:34:03,054
is their largest sale component animal health and animal feed.

387
00:34:04,234 --> 00:34:06,674
They also have three distinct outdoor areas.

388
00:34:06,894 --> 00:34:11,074
The first of which is directly adjacent to the building 15,000 square feet

389
00:34:11,074 --> 00:34:15,794
is meant for anything that's too large to fit under roof, fence posts,

390
00:34:15,794 --> 00:34:23,014
Um, livestock gates, 3. equipment, and the sidewalk display is proposed in front of the building.

391
00:34:25,214 --> 00:34:29,534
Uh, you know, generally what you might see at a home depot, tripers, mowers,

392
00:34:29,794 --> 00:34:30,974
shredders, things of that nature.

393
00:34:31,694 --> 00:34:35,234
And then the third area that's proposed is a trailer and equipment display.

394
00:34:35,994 --> 00:34:38,154
And that is in front of the parking field.

395
00:34:38,694 --> 00:34:44,854
And it's meant for 5 by 8, 6 by 10, 6 by 12 flat bed utility trailers.

396
00:34:45,494 --> 00:34:51,154
So that kind of gives you a background of trackter supply, I'm sure you may all be familiar with them at this point.

397
00:34:51,634 --> 00:34:54,234
21 stores in Maine.

398
00:34:55,054 --> 00:34:59,534
And yeah, so I think that kind of rounds out what we wanted to say about the project initially.

399
00:34:59,934 --> 00:35:05,614
So obviously here to answer any questions about trackter supplies, operation or the site in general.

400
00:35:06,714 --> 00:35:07,334
Thank you.

401
00:35:09,154 --> 00:35:10,874
The point in the post where you mentioned about that?

402
00:35:10,874 --> 00:35:39,974
Yeah, so one of the reasons is just simply from a separation to surrounding stores, they generally look for about 25, at least 25 minute drive time, two surrounding stores, also their internal to their company, they have a marketing department who does a lot of studies as far as, you know, demographics, and it spits out a report to them and it would be a sales projection for the market.

403
00:35:40,574 --> 00:35:44,874
And that takes into account surrounding stores and how it may cannibalize those stores.

404
00:35:45,434 --> 00:35:50,854
And based on those things, and the, you know, the lifestyle of folks in Belfast,

405
00:35:51,454 --> 00:35:55,074
tractor supply supplies products to hobby farmers, ranchers,

406
00:35:55,314 --> 00:35:57,234
tradesmen, do it yourself.

407
00:35:58,614 --> 00:36:00,914
You know, people that live, they call it the out here lifestyle.

408
00:36:01,194 --> 00:36:05,334
And there's a high percentage of those customers here in Belfast that would benefit

409
00:36:05,334 --> 00:36:07,374
from tractor coming to the market.

410
00:36:07,374 --> 00:36:09,254
I hope I touched on that for you.

411
00:36:15,654 --> 00:36:16,174
Yes.

412
00:36:16,894 --> 00:36:23,334
And our seller is graciously amended the contract and made it 6.08.

413
00:36:23,534 --> 00:36:28,014
And the main reason for that when we first started this process, we had everything pulled closer.

414
00:36:28,754 --> 00:36:34,454
And so this probably amounts to about two acres here, backed it up to create that vegetative buffer.

415
00:36:35,254 --> 00:36:39,574
And so it is a 6.8 is the contract purchased now by way of amendment.

416
00:36:39,574 --> 00:36:40,274
And

417
00:36:42,744 --> 00:36:45,064
that too, right, this will be...

418
00:36:46,594 --> 00:36:48,054
It's proposed as green.

419
00:36:48,994 --> 00:36:52,534
Yeah, right now, there's the reason we position the stormwater,

420
00:36:52,874 --> 00:36:55,494
where we did is there's not much vegetation there,

421
00:36:55,714 --> 00:36:59,794
so the idea would be to work with planning board in the city council

422
00:37:00,614 --> 00:37:03,254
to understand what in this area stays,

423
00:37:03,714 --> 00:37:07,954
what goes as far as if there's dead trees or shrubs that don't make sense

424
00:37:07,954 --> 00:37:12,254
and what may need to be added in that area for vegetation.

425
00:37:21,404 --> 00:37:23,484
I'm sorry, can you ask that again?

426
00:37:24,004 --> 00:37:31,724
The maximum height of the cut will be required to make those glass box for the pattern working on.

427
00:37:32,224 --> 00:37:36,564
The Lucas, we have a, we're showing a finished for our elevation of 230.

428
00:37:37,124 --> 00:37:38,424
How much are we cutting?

429
00:37:41,044 --> 00:37:45,784
Yeah, Lukas Anthony, I'm an engineer with Goro Palmer here on behalf of the applicant.

430
00:37:47,444 --> 00:37:52,624
The towards the top of the site, it's quite a bit higher than it is down here.

431
00:37:53,264 --> 00:37:59,244
So in this area we'll be cutting on the order of 3 to 5 feet and in this area we'll be filling

432
00:37:59,244 --> 00:38:01,524
probably on the order of 3 to 5 feet.

433
00:38:05,114 --> 00:38:08,574
There may be some short retaining walls but we are trying to avoid them.

434
00:38:24,084 --> 00:38:37,824
We're actually maybe misspoke we're not contract to where the contract purchaser for the 6.08 acres so we'll actually hire a general contractor to build a building and we're acting as developer and representative for tractor supply

435
00:38:37,824 --> 00:38:42,564
We'll hire a general to build a building and then the lease it back to tractor

436
00:38:45,794 --> 00:38:47,474
supply

437
00:38:52,064 --> 00:38:58,304
That's myself Chris Keller from DMK development and only in that they're leasing they we have an agreement with them at this

438
00:38:58,304 --> 00:39:04,484
stage, not a sign lease, but a letter of intent to lease for that, you know, for that

439
00:39:04,484 --> 00:39:04,824
term.

440
00:39:05,444 --> 00:39:11,464
So eventually, if we get through this process and we're able to have our application approved,

441
00:39:12,044 --> 00:39:14,364
then we'll move to a sign in that lease with director supplies.

442
00:39:14,364 --> 00:39:15,444
You can hear us,

443
00:39:27,494 --> 00:39:27,914
Matthew, and Matthew.

444
00:39:29,394 --> 00:39:29,674
Yeah.

445
00:39:29,674 --> 00:39:31,954
The units that he gained was trapped,

446
00:39:32,374 --> 00:39:34,234
so far into that little group.

447
00:39:35,074 --> 00:39:35,454
It's seven.

448
00:39:35,894 --> 00:39:36,134
Yeah.

449
00:39:36,374 --> 00:39:38,994
So I wonder if there was something happening.

450
00:39:40,024 --> 00:39:47,504
Just by chance, and the fact that Mr. Bear owns a considerable amount of property has understand.

451
00:39:48,784 --> 00:39:49,224
Yes. Yep.

452
00:39:52,934 --> 00:39:55,154
All the 6.08 acres correct.

453
00:39:57,194 --> 00:39:57,574
That's right.

454
00:40:02,034 --> 00:40:08,474
We've built about 35 stores for them now across the country, anywhere from Wyoming to Maine.

455
00:40:08,874 --> 00:40:11,694
A big push in Maine started back in 2007.

456
00:40:11,694 --> 00:40:15,554
And a lot of the push-in main was previously occupied buildings,

457
00:40:16,854 --> 00:40:19,094
lease space for buildings that were already out there.

458
00:40:19,314 --> 00:40:22,074
In the case of Belfast, we don't have that luxury.

459
00:40:23,014 --> 00:40:25,094
And in the case of many other markets in Maine,

460
00:40:25,214 --> 00:40:28,414
Brown's Wake, Windham, Calis.

461
00:40:28,934 --> 00:40:30,874
We didn't have the opportunity to lease space.

462
00:40:31,254 --> 00:40:33,534
So the decision was made to do a ground up construction.

463
00:40:39,174 --> 00:40:45,534
There's 21 stores, press skyl, well, not Alaska, press skyl,

464
00:40:45,794 --> 00:40:52,954
Foulton, I'm going to miss a few, millenocke, Louis Dinn, Augusta, Oxford,

465
00:40:55,014 --> 00:40:55,354
Scarborough,

466
00:40:56,274 --> 00:40:56,954
Sanford,

467
00:41:00,474 --> 00:41:01,314
I think we're getting close,

468
00:41:04,614 --> 00:41:08,494
yeah, elsewhere, yep, and they took over a portion

469
00:41:08,494 --> 00:41:13,474
of the Martin's, Martin's, at least a portion of their space and downsize

470
00:41:17,474 --> 00:41:19,194
in Elworth.

471
00:41:20,434 --> 00:41:20,734
Go ahead.

472
00:41:21,014 --> 00:41:21,034
Go ahead.

473
00:41:21,034 --> 00:41:26,774
I'm not familiar with the track engine products, so there are any different than what

474
00:41:26,774 --> 00:41:29,534
would be found already locally in the last time.

475
00:41:29,914 --> 00:41:31,134
Yeah, I believe so.

476
00:41:31,274 --> 00:41:40,054
I mean, they are interesting retailer in that they don't fit within the mold of a typical

477
00:41:40,054 --> 00:41:40,954
hardware store.

478
00:41:40,954 --> 00:41:47,254
They don't carry a lot of nuts and bolts, you know, you're probably going to go to your

479
00:41:47,254 --> 00:41:49,634
Albrachon to get some of that stuff.

480
00:41:50,814 --> 00:41:55,774
So the biggest section of their store is animal health and animal feed, and it will be somewhere

481
00:41:55,774 --> 00:42:03,354
between 40 to 50 percent of their product sales will be in animal health and animal feed,

482
00:42:03,374 --> 00:42:09,174
both large and small animal dog food, but also goat feed, horse food.

483
00:42:10,054 --> 00:42:16,174
But yeah, I think they differentiate themselves on product mix and that's part of the reason why they'd like to see themselves in Belfast.

484
00:42:18,734 --> 00:42:26,494
Wayne Marshall indicated that an impact study is not required to have something that is a developer willing to take on.

485
00:42:27,254 --> 00:42:31,214
We will have to defer to what the city council asks of us.

486
00:42:31,374 --> 00:42:36,714
Certainly if that is a condition of our approval, we won't have a choice.

487
00:42:36,714 --> 00:42:43,114
You know, the stipulation is that over 75,000 square feet is when it's required, otherwise

488
00:42:43,114 --> 00:42:49,054
at the discretion of Council or Planning Board, our use is 20,000.

489
00:42:49,234 --> 00:42:52,054
So to answer your question, if it's asked of us, certainly.

490
00:43:05,484 --> 00:43:12,244
I don't have any of the actual figures about what the percent candleization is, but they

491
00:43:12,244 --> 00:43:16,244
will assign a percentage to it, which is, you know, they'll have

492
00:43:16,244 --> 00:43:18,064
an extra number of dollars lost sales.

493
00:43:19,324 --> 00:43:24,704
In this case, probably, there'll be some to Tomiston and probably

494
00:43:24,704 --> 00:43:25,844
some to Ellsworth.

495
00:43:26,084 --> 00:43:28,904
Yeah, I think he was referring to cannibalizing their

496
00:43:28,904 --> 00:43:33,144
attractive supply, but not taking business from the

497
00:43:33,144 --> 00:43:34,964
editors that made sales some of products.

498
00:43:35,144 --> 00:43:36,424
Yeah, thanks for clearing.

499
00:43:36,804 --> 00:43:40,244
Yeah, I'm talking about they look at their own stores and what

500
00:43:40,244 --> 00:43:44,324
of sales, they may take, if any, from surrounding stores.

501
00:43:44,924 --> 00:43:45,744
Better on my country.

502
00:43:49,034 --> 00:43:53,054
Do you have the products, lumber and construction units?

503
00:43:53,554 --> 00:44:01,314
No lumber, but general products for the general contractors or tradesmen's.

504
00:44:02,034 --> 00:44:03,174
Air compressors.

505
00:44:05,034 --> 00:44:09,794
What else can I say, welding gas, minimal spray paints.

506
00:44:12,914 --> 00:44:21,734
Yeah, not a whole lot of law and garden or power tools, I mean, they do have seasonal chainsaw.

507
00:44:28,554 --> 00:44:29,894
Thank you.

508
00:44:30,014 --> 00:44:33,554
I have a whole list, but not directly in front of me.

509
00:44:33,814 --> 00:44:38,894
If you have six in your stand, who wants to rest of the ADP, what else is that being?

510
00:44:39,874 --> 00:44:40,394
Correct.

511
00:44:44,484 --> 00:44:44,964
Go ahead.

512
00:44:44,964 --> 00:44:56,004
The exciting of just building, given the potential of what might be built around it, is that similar to what you're used to building around?

513
00:44:56,484 --> 00:45:03,684
Or the most of the stores were in a large complex of three-tailed buildings such as Wal-Mart or antifrogym?

514
00:45:04,484 --> 00:45:07,884
That involves the fact that it's set up in the past.

515
00:45:08,144 --> 00:45:13,064
Generally speaking, when they're building from the ground up, it's normally a freestanding,

516
00:45:13,784 --> 00:45:18,824
stores standing on its own where it would not, it would be not like ocean state in

517
00:45:18,824 --> 00:45:23,324
Hanofford in that they're in one shopping center together. They, they do take

518
00:45:23,324 --> 00:45:28,484
existing space, obviously, a lot of news of seers and came out so they're focused

519
00:45:28,484 --> 00:45:32,664
on, on those stores and they will take, you know, lease an end cap to one of those

520
00:45:32,664 --> 00:45:39,864
stores with their front shared, directly adjacent to it, blanking on where that may

521
00:45:39,864 --> 00:45:44,804
take place and oh, Ellsworth, man would be a good example, but generally speaking, and normally

522
00:45:44,804 --> 00:45:46,204
they're freestanding locations.

523
00:45:57,714 --> 00:45:59,034
How is it?

524
00:46:03,214 --> 00:46:03,774
Well,

525
00:46:06,074 --> 00:46:09,814
market demand will dictate, you know, what else goes there in the future.

526
00:46:10,054 --> 00:46:20,534
I will say from tractors perspective, it works out to be a great site in that it's, you know,

527
00:46:21,594 --> 00:46:29,914
but there is ease of access because of the where the curb cut will be located opposite the bank of America.

528
00:46:31,234 --> 00:46:35,074
So the nature of their customers truck and trailer can get into the site easily.

529
00:46:35,334 --> 00:46:38,794
So those are some of the things they look at when they're considering a site.

530
00:46:49,714 --> 00:46:56,554
I mean, it wouldn't be the first time that there's commercial in front with residential in the rear.

531
00:46:57,174 --> 00:47:01,554
And so I'd say, you know, they're comfortable, they don't have any issue with that.

532
00:47:02,214 --> 00:47:09,094
And you know, the market, like I say, will, if there's demand for residential in the rear, then, you know, I don't know exactly.

533
00:47:09,274 --> 00:47:10,294
I'm

534
00:47:15,954 --> 00:47:44,914
sorry, thank you, thank you. Here's the traffic supply coming on the right. There's the traffic supply. There is some multifamily housing plan on the back on the right. It is suggested it's not proposed. Someone said proposed. It's not proposed at this time. It's part of a master plan of what we think might work here.

535
00:47:45,854 --> 00:47:49,454
It's based on market demand and what we think

536
00:47:49,454 --> 00:47:54,154
bell-fast might want or need for spaces to build.

537
00:48:05,184 --> 00:48:07,804
I think that's a great question for the city council.

538
00:48:08,124 --> 00:48:10,864
And for Wayne later, we had many discussions about that.

539
00:48:11,384 --> 00:48:12,844
And there was some desire for that.

540
00:48:17,324 --> 00:48:18,444
That's something that you can

541
00:48:20,754 --> 00:48:21,034
do.

542
00:48:23,094 --> 00:48:25,734
Can you talk more about how that's going to actually work with that space?

543
00:48:26,514 --> 00:48:27,094
Yeah, sure.

544
00:48:27,914 --> 00:48:32,114
So the traffic study would be performed by us, by the consultants,

545
00:48:32,114 --> 00:48:39,154
that work for DMK and it's that's fairly typical for any project of this nature, any site

546
00:48:39,154 --> 00:48:44,974
plan approval that requires a traffic study would generally be performed by the consultants

547
00:48:44,974 --> 00:48:45,914
for the applicant.

548
00:48:47,614 --> 00:48:55,154
And then the city, all these of its traffic studies of this nation, here we view as well, by

549
00:48:55,154 --> 00:48:56,834
an engineer hired by the city.

550
00:48:58,474 --> 00:49:01,114
And what phases, this is, you know, phase one?

551
00:49:01,274 --> 00:49:02,114
I mean, is that one?

552
00:49:02,534 --> 00:49:08,574
There are a variety of traffic studies in the 45 days of the decision that there's a decision

553
00:49:08,574 --> 00:49:09,394
made tonight.

554
00:49:09,714 --> 00:49:12,314
There are requirements for their studies in the 45 days.

555
00:49:26,494 --> 00:49:39,774
When we discuss this with the bears, and we talk to the city, and we talk to other retailers in the area, we talk to some other businesses, what with their needs to see what might work on this site.

556
00:49:39,774 --> 00:49:44,574
A number of things were identified, potentially for a bank, small retail, the restaurant

557
00:49:44,574 --> 00:49:48,294
out the hotel, and the housing, and maybe an assisted living center.

558
00:49:49,134 --> 00:49:53,914
Those were the items that we came up with that said, that might work here.

559
00:49:54,414 --> 00:49:56,754
And we developed a master plan based on that.

560
00:49:56,814 --> 00:49:58,374
It took up that front half.

561
00:49:59,294 --> 00:50:01,674
There is no plans for the back half.

562
00:50:02,054 --> 00:50:06,254
There's no, no, we don't know what if anything ever would have been there.

563
00:50:09,714 --> 00:50:19,654
I think at this point will move to the public hearing where you can also share comments to the council and the planning board.

564
00:50:20,154 --> 00:50:26,994
Everybody has had an opportunity to ask one question if you have a question you haven't had an opportunity to ask a question before.

565
00:50:27,594 --> 00:50:29,974
Is there somebody that hasn't asked a question that has a question?

566
00:50:29,974 --> 00:50:30,654
I

567
00:50:32,924 --> 00:50:37,324
just have a quick question. It's a long cannibalism line. I'm really concerned about

568
00:50:37,324 --> 00:50:42,304
the blue companies being in this area. I'm really excited about the ones I have.

569
00:50:42,564 --> 00:50:47,144
I have forty sheep, five horses, five cats, whatever, and chickens.

570
00:50:47,664 --> 00:50:50,924
And I feel really well served by this area, so I can't even notice the comments.

571
00:50:51,304 --> 00:51:00,204
So the question is, what have you done in terms of understanding the impact on businesses that are already serving?

572
00:51:00,204 --> 00:51:03,484
Are we guarding a tractor supply?

573
00:51:06,854 --> 00:51:13,034
The answer is not much other than all I can say is that tractor, you know, we visited

574
00:51:13,034 --> 00:51:19,114
some of the, like the Albusian hardware and EBS, there's definitely crossover product,

575
00:51:19,574 --> 00:51:24,114
but what I can say is that they co-exist in other markets, not only in Maine that would

576
00:51:24,114 --> 00:51:28,854
be similar, and they seem to co-exist, you know, just fine.

577
00:51:28,854 --> 00:51:30,894
Do you have similar size areas?

578
00:51:31,694 --> 00:51:32,374
Right.

579
00:51:42,564 --> 00:51:45,864
As I mentioned before, we haven't started the traffic study yet,

580
00:51:47,924 --> 00:51:49,704
but track or supply, but we would anticipate

581
00:51:50,604 --> 00:51:53,844
is 80 to 90 PM peak hour trips.

582
00:51:54,444 --> 00:51:57,524
And it's probably on a Saturday versus a weekday.

583
00:51:57,904 --> 00:52:01,584
And that would be in and out, so, you know,

584
00:52:02,164 --> 00:52:03,104
30 to 50 cars.

585
00:52:03,104 --> 00:52:04,164
Do you mean the customers?

586
00:52:05,204 --> 00:52:05,604
Cars.

587
00:52:09,424 --> 00:52:09,664
No, no.

588
00:52:09,744 --> 00:52:10,124
No, no.

589
00:52:12,464 --> 00:52:12,904
Yeah, no.

590
00:52:13,024 --> 00:52:14,144
Certainly not that many deliveries.

591
00:52:18,804 --> 00:52:19,044
Yeah, good.

592
00:52:35,564 --> 00:52:39,504
So to answer the first question, I'm in generally speaking, depending on the stormwater requirements.

593
00:52:39,724 --> 00:52:41,124
We're three and a half to four acres.

594
00:52:41,944 --> 00:52:47,404
In this case, with the added buffer in the front and also because of the site grades,

595
00:52:47,904 --> 00:52:50,224
there's a lot of moving dirt to be done here.

596
00:52:50,444 --> 00:52:53,404
We need to spread out a little bit, so we need a little bigger site.

597
00:52:53,404 --> 00:53:05,404
Second question on triple net, you may be getting at what's the maintenance responsibilities and the answer to that is we're responsible as landlord for roof structure integrity of the paid surface

598
00:53:08,224 --> 00:53:15,644
And the tractor supply is responsible for anything you know under the roof outside of those things including payment of their taxes

599
00:53:15,644 --> 00:53:20,844
is insurance is a negotiation between us.

600
00:53:21,424 --> 00:53:23,004
There's no common area maintenance,

601
00:53:23,184 --> 00:53:25,644
it's either tractor, doesn't or we do it.

602
00:53:25,664 --> 00:53:29,224
There will be shared maintenance of the access road.

603
00:53:33,934 --> 00:53:35,634
Right, thank you very much.

604
00:53:35,874 --> 00:53:37,854
And we'll move to the public hearing

605
00:53:39,034 --> 00:53:40,934
if planning board members and council members

606
00:53:40,934 --> 00:53:42,194
want to move back to their seats.

607
00:53:42,394 --> 00:53:42,994
That would be great.

608
00:54:43,454 --> 00:54:44,994
So we will move to...

609
00:54:45,020 --> 00:55:03,900
The public hearing on the sketch plan application hearing pursuant to section 1, 2, 1, 3, 8, 5 of the city code of ordinances, chapter 1, 2, zoning, article 10, contract, rezoning, division 2, office park, root 3, commercial and serious poor avenue, commercial zoning districts.

610
00:55:03,900 --> 00:55:12,700
There is a question for planning board members and council members about length of time for a comment.

611
00:55:13,780 --> 00:55:19,920
We have usually accepted three minutes of comment from as a council.

612
00:55:20,240 --> 00:55:25,600
It's that acceptable with the possible extension of three minutes for this hearing.

613
00:55:28,220 --> 00:55:30,300
It says three to five minutes on hearing.

614
00:55:30,440 --> 00:55:31,760
We preferring five.

615
00:55:32,540 --> 00:55:33,100
Okay.

616
00:55:36,360 --> 00:55:42,920
Okay. So it sounds like we asked a person who may comment to limit their comment

617
00:55:42,920 --> 00:55:48,840
to five minutes and please offer a comment directly to the council in the board. There's

618
00:55:48,840 --> 00:55:53,800
a microphone and it should work if it doesn't. We will help you.

619
00:56:00,190 --> 00:56:01,390
I'm just come forward to

620
00:56:01,390 --> 00:56:10,470
comment. And the public, the planning board and the council will not make any response to the

621
00:56:10,470 --> 00:56:14,650
comments. At this time, we will follow up with deliberations.

622
00:56:21,830 --> 00:56:23,970
Hello. Please state your name and

623
00:56:23,970 --> 00:56:30,550
that's in your front. Thank you. I'm Denise Pendleton. I live in Belfast on Crocker Road. And as many

624
00:56:30,550 --> 00:56:38,470
You know, our words about part of the upper lot, the one that has no development at all

625
00:56:38,470 --> 00:56:41,630
going on in it, but there is, you know, full disclosure.

626
00:56:42,010 --> 00:56:44,010
We are, and this is in our backyard,

627
00:56:46,510 --> 00:56:50,930
and I'll just make a note that in those words, if

628
00:56:50,930 --> 00:56:55,490
you don't already know, there's a trail we use a lot for skiing, and it was created by my father

629
00:56:55,490 --> 00:57:03,630
for the cross-country ski team decades ago, and that's so that's all part of the mix here.

630
00:57:04,210 --> 00:57:09,210
And I just want to say thank you to the city council in the planning board for your, for being

631
00:57:09,210 --> 00:57:10,090
here and listening.

632
00:57:12,010 --> 00:57:16,350
So my concerns are number one about traffic and I learned a little bit tonight and glad there's

633
00:57:16,350 --> 00:57:21,030
going to be a traffic study, but pulling out of Crock Road in the summer is, you know,

634
00:57:21,030 --> 00:57:28,910
is a bit of a wait, and I'm imagining that with this sort of development or concerned that

635
00:57:28,910 --> 00:57:34,910
traffic will be backed up to Crocodone beyond and wondering how we will, well, we'll

636
00:57:34,910 --> 00:57:40,610
go down Marshroad, and that will be fun for Marshroad residents. And perhaps that will lessen

637
00:57:40,610 --> 00:57:45,790
that moral, you know, where the gateway tomorrow, so perhaps for fewer people will come down

638
00:57:45,790 --> 00:57:50,890
Crocodone, it'll be better for me. I'm looking at both sides of this, but I am concerned about

639
00:57:50,890 --> 00:57:59,150
traffic impact. And years it, well, whenever this was being proposed for Walmart, I was at a

640
00:57:59,150 --> 00:58:03,920
Grossmart conference and having a at a breakout session with traffic engineers and they said,

641
00:58:05,190 --> 00:58:10,150
there would be such a snarl there, they didn't see any solution. You know, if that property were developed,

642
00:58:10,570 --> 00:58:17,210
perhaps it was with Walmart in mind. But I do wonder what solutions there are, where we're all the

643
00:58:17,210 --> 00:58:21,050
and outs, all the stores between Crocker Road and Rennies Plaza.

644
00:58:22,990 --> 00:58:27,330
So I just hope the traffic study does take all those considerations.

645
00:58:28,770 --> 00:58:30,710
All those factors into consideration.

646
00:58:31,650 --> 00:58:34,630
And I don't know if the traffic study takes into consideration

647
00:58:34,630 --> 00:58:37,210
summer traffic versus winter traffic.

648
00:58:38,030 --> 00:58:41,330
You know, why are the traffic patterns you around there?

649
00:58:41,690 --> 00:58:43,630
And they are considerably greater in the summer.

650
00:58:48,280 --> 00:58:52,680
I, you know, this is, this is the gateway to Belfast that piece of properties.

651
00:58:52,840 --> 00:59:01,260
So I do hope the property development that happens is, is out of sight as much as possible for people coming into Belfast.

652
00:59:01,480 --> 00:59:05,700
I hope the City Council and the Planning Board really thinks about that.

653
00:59:05,900 --> 00:59:08,960
What do they want people to see as they're coming into Belfast?

654
00:59:09,400 --> 00:59:11,740
We don't want to see another sprawl going on.

655
00:59:12,860 --> 00:59:20,100
I, in terms of the master plan, I just wanted the City Council in the planning board to hear.

656
00:59:23,380 --> 00:59:31,460
I'm hoping the master plan actually does include housing and varying in mind what Mike Hurley said at a meeting a little while ago.

657
00:59:31,560 --> 00:59:33,360
Belfast population is expanding.

658
00:59:34,020 --> 00:59:42,260
It's going to be expanding, you know, increasingly nobody kind of forward to living downtown.

659
00:59:42,260 --> 00:59:52,180
How does this address any of those problems?

660
00:59:52,800 --> 00:59:55,480
So that's something I'm hoping you can think about.

661
00:59:55,820 --> 00:59:59,040
And in terms of retail businesses that are needed in

662
00:59:59,040 --> 01:00:01,920
Belfast, probably the number one is competition

663
01:00:01,920 --> 01:00:02,720
to hand-offred.

664
01:00:03,940 --> 01:00:06,760
So this sort of business tractor supply,

665
01:00:08,540 --> 01:00:12,100
as one audience member said, many of her needs are already met.

666
01:00:12,100 --> 01:00:19,140
track just apply may not be needed, but what really is needed is a competition for the local grocery store.

667
01:00:25,830 --> 01:00:27,710
So I guess that's my primary concerns.

668
01:00:28,270 --> 01:00:28,770
Thank you.

669
01:00:28,790 --> 01:00:29,490
Thank you very much.

670
01:00:44,270 --> 01:00:47,130
I'm Alan Gibson, Edge Cameroon, Belfast.

671
01:00:48,210 --> 01:00:52,950
I would encourage the City Council and the Planning Board to think about the vision they want to have for

672
01:00:52,950 --> 01:00:55,310
Belfast in the future for the next generation.

673
01:00:55,310 --> 01:01:02,710
And while on its face at 20,000 square foot retail store is not terrible, I see it would have

674
01:01:02,710 --> 01:01:07,370
negative impacts on other retailers doing similar things that are locally owned.

675
01:01:07,890 --> 01:01:14,250
But I see it as at the start of a potentially much larger development that will help

676
01:01:14,250 --> 01:01:22,790
to create or produce what you see at every interstate highway interchange, the retail, the

677
01:01:22,790 --> 01:01:27,250
a big box retail store at the chain motel, the sea of asphalt.

678
01:01:28,270 --> 01:01:31,430
And I don't think the bell fast, which has been,

679
01:01:31,430 --> 01:01:34,030
which has been growing based on its creativity,

680
01:01:35,670 --> 01:01:38,350
its vibrancy, its art scene,

681
01:01:39,110 --> 01:01:41,070
has anything to do with this sort of development.

682
01:01:41,730 --> 01:01:45,350
And it's in my mind, a development disease that's been spreading.

683
01:01:45,610 --> 01:01:47,890
I've seen it happen in Thomiston,

684
01:01:48,510 --> 01:01:51,730
Rockland, Ellsworth, Waterville.

685
01:01:51,730 --> 01:02:00,390
It's all around us and I would urge you at this point to nip that disease in its infancy.

686
01:02:01,030 --> 01:02:02,350
Thank you.

687
01:02:04,010 --> 01:02:05,390
Thank you very much.

688
01:02:11,140 --> 01:02:11,160
Hi.

689
01:02:11,680 --> 01:02:14,980
My name is Riley Pratt of a property owner on Crocker Road.

690
01:02:15,020 --> 01:02:29,660
And there isn't a bell fast. And generally speaking, I agree with Allen's comments that, you know, urban sprawl is something that I think we've all come to understand is not a good thing for development.

691
01:02:32,140 --> 01:02:45,000
And where is I, and I do have certain things about the proposed master plan that I like largely the residential component. My big concern is it's not clear to me what the purpose of the master plan is.

692
01:02:45,020 --> 01:02:58,660
If none of the proposed uses have any binding effect down the road, I don't understand how we can approve a proposed master plan that has no impact on future iterations of that plan.

693
01:02:59,220 --> 01:03:13,860
So as we consider the potential uses of that site down the road, you know, can the applicant simply submit a change of proposal and what impact does it have on the process.

694
01:03:13,860 --> 01:03:22,800
Because I do think that there is a need in Belfast for affordable housing and certainly in the assisted living center.

695
01:03:23,820 --> 01:03:29,760
My concern is that we're opening the door to a different type of development that we don't see on the paper right now.

696
01:03:31,340 --> 01:03:42,120
As our resident on Carcarot, I also have concerns of traffic backing up to Carcarot, and I would like to see a solution to that for posed by some kind of traffic study.

697
01:03:44,100 --> 01:03:50,740
And I'm also would be curious to understand what limitations the council would place in terms

698
01:03:50,740 --> 01:03:56,000
of the amount of grading or the amount of paved areas for those developments I'm just

699
01:03:56,000 --> 01:04:02,140
looking at the amount of proposed parking and impermeable surface and being someone that works

700
01:04:02,140 --> 01:04:08,440
in the design profession I understand how engineering can solve those problems but I would

701
01:04:08,440 --> 01:04:15,660
encourage the city to think hard about the standards they're holding the development to, and I would hope that they would

702
01:04:15,660 --> 01:04:21,480
you know use like the latest and progressive development standards in terms of judging this particular project.

703
01:04:22,200 --> 01:04:23,440
Thank you.

704
01:04:33,180 --> 01:04:34,440
Hi, I'm Chris Blink.

705
01:04:34,820 --> 01:04:36,580
I'm the the avatars on the property.

706
01:04:37,040 --> 01:04:42,380
I guess you could call me the low avatars, because my property sits downhill from that property.

707
01:04:42,380 --> 01:04:46,980
So, I'm really concerned with the rainwater runoff and so forth.

708
01:04:47,380 --> 01:04:51,160
I know when I built my new building in town, we had to go through all kinds of hoops

709
01:04:51,160 --> 01:04:56,740
because rainwater runoff on the neighbors property and all that stuff, this property is definitely

710
01:04:56,740 --> 01:05:01,100
a lot higher elevation where they're showing the front pond right now.

711
01:05:01,300 --> 01:05:03,940
There is no pond there, that's all good land.

712
01:05:04,880 --> 01:05:09,840
And when you look at the big schematic that they gave you where the housing is and they're

713
01:05:09,840 --> 01:05:15,620
and two prawn ponds down on the low side and there's no way to drain them unless they come across

714
01:05:15,620 --> 01:05:20,840
my piece of property because I'm down hill from them and everybody knows the spring run off

715
01:05:20,840 --> 01:05:26,500
and all that stuff that there's no way the imponds I'm going to overflow. So there's got to be

716
01:05:26,500 --> 01:05:32,880
some type of drainage really looked at on this project because it is definitely all uphill from my

717
01:05:32,880 --> 01:05:38,680
land and from Kathy Stewart's land. And from the soup kitchen, it's all uphill so they'll

718
01:05:38,680 --> 01:05:43,640
be, unless they do something really drastic with the drainage, they're going to be put in water

719
01:05:43,640 --> 01:05:48,960
on three different landowners that sit down below them. That's one of my biggest concerns.

720
01:05:49,020 --> 01:05:54,580
It starts tracks to fly, I own goose river farms so you can imagine I'm in tracks fly all the time.

721
01:05:55,220 --> 01:05:59,820
So I'm kind of glad to see something like that coming developed fast because they carry a lot of

722
01:05:59,820 --> 01:06:05,420
things that EBS and Obesha and all of them don't carry such as tractor prats and stuff

723
01:06:05,420 --> 01:06:11,000
of that nature, but my main thing is just drainage on this.

724
01:06:11,340 --> 01:06:12,180
So thank you.

725
01:06:13,000 --> 01:06:13,680
Thank you.

726
01:06:27,180 --> 01:06:27,600
Just hold.

727
01:06:28,240 --> 01:06:29,340
My name is Mike Bird.

728
01:06:29,540 --> 01:06:32,080
I live on Bayview Street in Belfast.

729
01:06:32,640 --> 01:06:38,940
My husband and I moved to four years ago, largely, because we knew the main coast intimately

730
01:06:39,660 --> 01:06:42,740
we've been coming up and down at for 50 years.

731
01:06:43,040 --> 01:06:45,920
We chose Belfast to retire too,

732
01:06:46,140 --> 01:06:49,380
because it was the one place that didn't have sprawl.

733
01:06:50,580 --> 01:06:52,120
Going through a canton as a nightmare,

734
01:06:52,480 --> 01:06:54,320
the outside of Rockland as a nightmare,

735
01:06:54,940 --> 01:06:56,940
runs with Thomson, Thomson,

736
01:06:59,020 --> 01:07:03,700
we just hope I hope he would be here too,

737
01:07:03,940 --> 01:07:08,580
if he could, that you consider what everyone else has said,

738
01:07:08,580 --> 01:07:11,320
that the character of this small city.

739
01:07:12,740 --> 01:07:15,420
I think there are really intelligent ways to develop

740
01:07:15,420 --> 01:07:20,820
and there are probably ways that are not looking

741
01:07:20,820 --> 01:07:24,640
to the future, the kind of future we want here in Belfast.

742
01:07:25,840 --> 01:07:27,240
And I hope you will.

743
01:07:30,100 --> 01:07:31,120
Thank you.

744
01:07:47,430 --> 01:07:51,050
Hi, I'm Sikirat, I live in the Spring Health Complex

745
01:07:51,050 --> 01:07:53,490
off of Crocodile Road.

746
01:07:53,490 --> 01:07:56,430
And in the summer, I always go March Road already.

747
01:07:56,950 --> 01:07:59,170
And I do agree with the traffic concerns.

748
01:07:59,850 --> 01:08:01,690
And even some days when it's not summer,

749
01:08:01,810 --> 01:08:03,750
I go on March Road if I'm going downtown

750
01:08:03,750 --> 01:08:05,010
because it's a lot easier.

751
01:08:06,010 --> 01:08:09,070
Not mentioned is I assume the street light

752
01:08:09,070 --> 01:08:12,210
at this intersection where a bank of America

753
01:08:12,210 --> 01:08:15,410
and this new entry is because, you know,

754
01:08:15,470 --> 01:08:18,130
you're talking about crazy intersection, otherwise.

755
01:08:20,030 --> 01:08:21,730
And I agree with Denise.

756
01:08:21,730 --> 01:08:29,510
I think we need a shopping store, a grocery store like Trader Joe's or a whole, whatever

757
01:08:29,510 --> 01:08:35,730
that other one is the natural store to bring some competition to Hanifords.

758
01:08:37,570 --> 01:08:42,870
If tractor supply works there also, that's fine, but I really like to see the grocery

759
01:08:42,870 --> 01:08:43,530
competition.

760
01:08:44,310 --> 01:08:44,770
Thank you.

761
01:08:47,620 --> 01:08:48,120
Thank you.

762
01:08:59,390 --> 01:08:59,610
Hi.

763
01:08:59,610 --> 01:09:06,990
I can't leave a treat as I live in Belfast, and this is all new to me, so these comments are just based on what I've heard tonight.

764
01:09:08,310 --> 01:09:17,770
Number one, I am in favor of tractor supply. I had a friend visit me when I lived in Albany, New York, and the first thing he said is, I want to go to tractor supply.

765
01:09:18,750 --> 01:09:26,750
So that's where we went. So it's good to see what up here in Maine. He lives in Maine. So he came all the way to Albany, New York, for a tractor supply.

766
01:09:26,750 --> 01:09:34,770
But I also agree with the person that commented that Route 3 is where people come in and see our city.

767
01:09:35,170 --> 01:09:40,810
I'd like to see perhaps that two acre buffer zone made into something like a park.

768
01:09:41,230 --> 01:09:44,490
It looks really pretty and appealing naturally.

769
01:09:45,020 --> 01:09:52,980
That's something for you to consider and have a nice signage, you know, maybe looking like an old wooden fence or something.

770
01:09:53,600 --> 01:10:00,240
So it would be attractive, and then it points the way to the stores and whatever else is developed eventually.

771
01:10:00,800 --> 01:10:08,680
And I'd like the Planning Committee and the City Council as well as the planners for this project to consider sustainability.

772
01:10:08,680 --> 01:10:13,340
I know they've developed like driveways that have percolation.

773
01:10:14,020 --> 01:10:23,240
So you don't have a lot of runoff in terms of like on top of solid concrete,

774
01:10:23,360 --> 01:10:24,960
or solid back top.

775
01:10:25,400 --> 01:10:29,540
So I think we do need to be aware of runoff and keeping green spaces

776
01:10:29,540 --> 01:10:32,960
for the city of Belfast and future projects.

777
01:10:33,760 --> 01:10:34,500
Thank you.

778
01:10:35,720 --> 01:10:36,660
Thank you.

779
01:10:50,230 --> 01:10:59,610
Thank you. Thank you. Thank you. Thank you for this better.

780
01:11:00,410 --> 01:11:03,090
Could you please sit your name and this in the city?

781
01:11:03,370 --> 01:11:10,310
Yes, my name's Keith Howard. I live off the profit road in Springbrook.

782
01:11:10,610 --> 01:11:14,390
And I'm a property owner there, butting property owner.

783
01:11:14,390 --> 01:11:21,130
First I'd like to say I don't envy any one of you because it's not an easy decision.

784
01:11:21,910 --> 01:11:27,970
I'm not going to rehash some of the very salient points already made by a lot of my neighbors.

785
01:11:28,670 --> 01:11:33,610
I will echo them. I haven't heard one yet that I disagree with.

786
01:11:33,910 --> 01:11:38,670
I need a pro for no con. At this point, I'm here to gather information.

787
01:11:38,670 --> 01:11:46,070
I found this corn to be very useful for that, and at good beginning, I appreciate that.

788
01:11:46,470 --> 01:11:58,950
My question is really one of the contract zoning, and I would ask each of you to remain

789
01:11:58,950 --> 01:12:09,710
good stewards that you are, will build fast, best possible future when you make this decision.

790
01:12:12,210 --> 01:12:22,970
We like the master plan maybe, but the big question behind that is the 50 odd acres behind it.

791
01:12:22,970 --> 01:12:28,970
And as a residential community, which traffic aside,

792
01:12:29,350 --> 01:12:32,690
Crocodile Road is still residential community.

793
01:12:35,280 --> 01:12:38,100
There's a need for development here.

794
01:12:38,240 --> 01:12:40,620
There's a need to business here.

795
01:12:41,200 --> 01:12:45,480
We just trust you to make sure that it's done the right way

796
01:12:45,480 --> 01:12:48,780
and then the best interest of the neighbors

797
01:12:49,360 --> 01:12:51,460
that we're going to have and be.

798
01:12:51,460 --> 01:12:56,300
Thank you.

799
01:13:10,330 --> 01:13:11,490
My name is Suzanne Howard.

800
01:13:12,030 --> 01:13:13,550
I live in Springbrook.

801
01:13:14,070 --> 01:13:16,890
I own property adjacent to the budding proposal.

802
01:13:17,690 --> 01:13:25,470
I have some concerns with regards to the traffic, and I'm very thankful for the council

803
01:13:25,470 --> 01:13:28,990
and for you to be able to have that traffic study conducted.

804
01:13:29,830 --> 01:13:32,150
As someone who troubles quite extensively,

805
01:13:33,710 --> 01:13:44,670
I have not seen the amount of traffic back up that we do on at the Procar Road from the summer.

806
01:13:44,890 --> 01:13:50,110
There's just never a time that we don't have a large amount of traffic.

807
01:13:50,890 --> 01:13:53,390
In the summer time, it is absolutely horrible.

808
01:13:54,270 --> 01:13:55,810
I walk quite extensively.

809
01:13:55,810 --> 01:14:02,830
I do a little bit of running and it is very, very unsafe already from leaving my home once

810
01:14:02,830 --> 01:14:03,970
I hit the Crocker Road.

811
01:14:04,450 --> 01:14:10,190
As most of you know, we've tried to get this edeliment lowered but most people use the Crocker

812
01:14:10,190 --> 01:14:15,510
Road as a shortcut from moral into bell-fast.

813
01:14:15,690 --> 01:14:23,310
I personally have almost been hit several times and I'm walking where I'm supposed to be again,

814
01:14:23,310 --> 01:14:27,250
We don't have any sidewalks there, or what have you.

815
01:14:27,350 --> 01:14:32,610
So that is a concern, again, as someone who does go and walk again as a

816
01:14:32,610 --> 01:14:41,010
land, as a property owner too, what that extra additional amount of traffic will

817
01:14:41,010 --> 01:14:43,490
cause for our road and that sustainability.

818
01:14:45,670 --> 01:14:53,970
Also, a concern would be with the overpass that we have already that connects going into

819
01:14:53,970 --> 01:14:54,530
Camden.

820
01:14:54,970 --> 01:15:01,310
There is no light there that have been several accidents already, which I'm sure you

821
01:15:01,310 --> 01:15:04,590
folks know, that do occur quite consistently.

822
01:15:04,810 --> 01:15:09,150
My daughter was in a pretty bad car accident there at that intersection as well.

823
01:15:09,150 --> 01:15:35,130
So imagine the extra amount of foot traffic from the Crocker Road to downtown, along with, as you know, with the United Bank of America, and when they come out of work from four o'clock to six o'clock, how do you explain that additional, you know, that impact and where those resources going to be, who's going to handle accidents and what's going to have you.

824
01:15:35,950 --> 01:15:38,190
That's a very big concern for me.

825
01:15:38,690 --> 01:15:42,030
Also, I'd like to know a little bit about light pollution,

826
01:15:43,390 --> 01:15:46,730
how that can be taking care of as well.

827
01:15:46,930 --> 01:15:49,530
My husband does some astronomy.

828
01:15:50,110 --> 01:15:50,750
He has a telescope.

829
01:15:51,010 --> 01:15:51,790
He goes out.

830
01:15:51,850 --> 01:15:53,050
He looks at the night sky.

831
01:15:53,850 --> 01:15:56,150
Those are things that we are very fortunate

832
01:15:56,150 --> 01:16:00,210
to be able to take advantage of as residents in springbrook.

833
01:16:01,190 --> 01:16:03,770
And that's a concern as well.

834
01:16:03,770 --> 01:16:10,970
with the complex and how big it's going to be on the amount of lighting that is going

835
01:16:10,970 --> 01:16:17,890
to be omitting. The other thing is the noise, it will there be some sort of noise,

836
01:16:18,830 --> 01:16:26,690
you know, ordinance or deliveries. How does that all impact such as someone as myself or

837
01:16:26,690 --> 01:16:33,750
our neighbors who could hear trucks and deliveries and what had he depending on the type of

838
01:16:34,830 --> 01:16:35,550
proposed.

839
01:16:38,130 --> 01:16:43,770
I already have a large amount of noise several times a week with the airport.

840
01:16:44,970 --> 01:16:53,270
I'm not trying to have more noise come into my home at night. The other thing is,

841
01:16:53,730 --> 01:16:59,790
I do enjoy sometimes sitting on my deck. I enjoy seeing the turkeys, the wild life,

842
01:16:59,790 --> 01:17:02,470
Sometimes I've gone out back and walked the trails.

843
01:17:03,550 --> 01:17:14,990
How is all of that going to impact some of our local people who enjoy those trails and enjoy the wildlife and what is.

844
01:17:15,020 --> 01:17:25,020
The proposals, you know, sustainability with regards to that wildlife, because we do have a ton of wildlife

845
01:17:25,020 --> 01:17:33,180
that do roam through our complex. And I know that they're coming from that property on to ours,

846
01:17:33,200 --> 01:17:35,420
because I see it nearly every day.

847
01:17:47,200 --> 01:17:51,060
That would be it for me. Thank you. Thank you.

848
01:18:01,750 --> 01:18:07,650
David August, fell fast, see what I can fit in about five minutes.

849
01:18:08,590 --> 01:18:12,450
One thing I noticed about the sketch plan is it seems to be very sprawling.

850
01:18:13,610 --> 01:18:17,390
The reference Hanford and Ocean State Jailbot before two uses that combined more than

851
01:18:17,390 --> 01:18:19,270
75,000 square feet.

852
01:18:19,570 --> 01:18:26,370
Those two businesses seem to exist on less than 10 acres, so reserving 50 plus acres in the

853
01:18:26,370 --> 01:18:31,670
rear of the property for large retail seems to be a giant waste of space and also seems

854
01:18:31,670 --> 01:18:37,950
to contradict goals that the city has in terms of pedestrian, concerns, climate change, concerns,

855
01:18:38,930 --> 01:18:44,150
type of things that we talk about and you can't go a week without reading about and major newspapers

856
01:18:44,150 --> 01:18:51,470
or on TV. And so that kind of stuff, I think, starts in the community and I think if we're not going

857
01:18:51,470 --> 01:18:58,150
to think about this when we develop a new large sprawling development that the city has never seen,

858
01:18:58,150 --> 01:19:02,590
We don't take those things into account and ask for changes that are going to make this

859
01:19:02,590 --> 01:19:09,910
I think more suitable to long-term goals, not for just me, but for future generations that

860
01:19:09,910 --> 01:19:11,530
are going to live in this town.

861
01:19:14,960 --> 01:19:19,560
So I kind of, but Mo and I think somebody else touched on this that we were kind of missing

862
01:19:20,380 --> 01:19:25,780
mixed-use traditional use patterns that, you know, you look in town, Belfast, you tend

863
01:19:25,780 --> 01:19:29,960
to have light industrial commercial, residential, all mixed together in compact neighborhoods,

864
01:19:29,960 --> 01:19:35,160
And we've kind of gone away from that as a society where we're putting large single uses,

865
01:19:35,660 --> 01:19:39,360
we're spreading them out, we're making them uninviting the pedestrians, we're making them

866
01:19:39,360 --> 01:19:44,120
car-dependent places, and we're kind of going further and further away with the way that we've developed

867
01:19:44,120 --> 01:19:46,980
land historically and traditionally in New England.

868
01:19:47,480 --> 01:19:50,560
Kind of represents to me Midwestern sprawl patterns.

869
01:19:50,760 --> 01:19:53,080
So I'm just hoping that we don't get a development that represents that.

870
01:19:54,160 --> 01:19:58,480
I'm not here for anything bad about track or supply of no kind of concerns

871
01:19:58,480 --> 01:20:05,400
or against them, I think if they fit the zoning, they fit the zoning and they can do what they need to do.

872
01:20:06,320 --> 01:20:11,520
And the one last thing is, I don't really like to see such a large buffer because I've looked up in down with three

873
01:20:11,520 --> 01:20:14,540
and we can, you know, in the other woods coming in, not a bell fast.

874
01:20:15,140 --> 01:20:23,720
And what you see is, next time you take a drive or walk, look out close all the retail, non-residential operations are to the road.

875
01:20:23,720 --> 01:20:31,320
they tend to be 50 feet, 100 feet, 150 feet, and now here we have a puzzle when it's 400 feet

876
01:20:31,320 --> 01:20:37,680
way back. And from what I heard is that that was not really track a splice idea. If I was business,

877
01:20:37,880 --> 01:20:41,280
I think, you know, with all these other businesses, I want to have that as close to the road as possible

878
01:20:41,280 --> 01:20:53,580
for visibility and advertising and having a good display out front showcase. So I don't see the

879
01:20:53,580 --> 01:20:55,240
to see that anywhere else in Belfast

880
01:20:55,240 --> 01:20:57,180
and that just kind of goes against everything

881
01:20:57,180 --> 01:21:00,600
that, you know, this city is seeing for development.

882
01:21:01,260 --> 01:21:02,320
So I'm just asked you to take those things

883
01:21:02,320 --> 01:21:02,860
on the consideration.

884
01:21:03,340 --> 01:21:04,440
Thank you for turning off.

885
01:21:04,560 --> 01:21:05,300
Thank you.

886
01:21:14,560 --> 01:21:16,760
Sorry to announce here to speak at the public hearing.

887
01:21:24,840 --> 01:21:25,220
Good evening.

888
01:21:25,400 --> 01:21:27,240
Peter Wilkinson, I live in Belfast

889
01:21:27,240 --> 01:21:29,360
and I must say, this is pretty amazing.

890
01:21:29,820 --> 01:21:31,980
Perfect attendance at a meeting like this

891
01:21:31,980 --> 01:21:33,640
where that city comes on planning board.

892
01:21:33,800 --> 01:21:36,160
And I really thank you all for coming out

893
01:21:36,160 --> 01:21:37,500
in the audience too.

894
01:21:37,500 --> 01:21:43,060
My reason for speaking is just really I want to repeat a couple of things I said at the

895
01:21:43,060 --> 01:21:50,220
City Council meeting last week and my primary concern is not about the nature of the business

896
01:21:50,220 --> 01:21:57,460
of track to supply. They obviously have done their homework to get to this point of issuing

897
01:21:57,460 --> 01:22:06,400
a proposal to site a store here in in Belfast, the greater Belfast area I should say. They obviously

898
01:22:06,400 --> 01:22:09,660
will serve a much bigger market than just downtown

899
01:22:09,660 --> 01:22:10,400
Belfast.

900
01:22:10,820 --> 01:22:13,500
We've got a lot of communities here between here in Rockland

901
01:22:13,500 --> 01:22:13,980
and elsewhere.

902
01:22:14,800 --> 01:22:18,320
They will provide a valuable service for.

903
01:22:19,640 --> 01:22:22,740
But again, on the economic front,

904
01:22:23,380 --> 01:22:26,140
I would encourage the planning board and the city council

905
01:22:26,140 --> 01:22:33,020
to look at possible sales projections of this company here.

906
01:22:33,020 --> 01:22:37,600
And how it might impact existing enterprises,

907
01:22:39,680 --> 01:22:39,680
again,

908
01:22:40,040 --> 01:22:43,740
attract a supply, does feature a product line,

909
01:22:43,920 --> 01:22:48,900
which is different than most retail outlets here.

910
01:22:49,260 --> 01:22:51,180
But there is a crossover too.

911
01:22:51,400 --> 01:22:55,640
And I would be very curious to know what that crossover is

912
01:22:55,640 --> 01:22:58,360
and what the sales projections might be,

913
01:22:58,460 --> 01:23:02,300
whether it's $1,000,000,000, $1,000,000, $5,000.

914
01:23:02,300 --> 01:23:27,140
But you can be sure that whatever it is, it will impact your local retailers, your local service providers and, you know, again, if other businesses come along, restaurant, so it tells that will have an impact. This is a relatively small market and it doesn't take too big a drop to make a serious ripple. That's my comment and I'm just putting it here on the record.

915
01:23:27,140 --> 01:23:35,160
It's similar to what I said last week for the city council, but I wanted the planning board to hear it as well as the audience for this hearing.

916
01:23:35,300 --> 01:23:36,040
Thank you.

917
01:23:36,060 --> 01:23:36,960
Thank you.

918
01:23:45,260 --> 01:23:47,840
Anyone else here to speak at the public hearing?

919
01:23:52,180 --> 01:23:52,220
Hi.

920
01:23:52,240 --> 01:23:53,060
I'm son in the can.

921
01:23:53,200 --> 01:23:54,280
I live in Belfast.

922
01:23:55,060 --> 01:23:59,340
This is not literally in my backyard, but I feel like all of Maine is in my backyard.

923
01:23:59,480 --> 01:24:01,360
And right now, at least this is.

924
01:24:01,920 --> 01:24:03,840
I want to just encourage you.

925
01:24:03,940 --> 01:24:06,260
Thank you all for being here for giving us this opportunity.

926
01:24:06,260 --> 01:24:11,480
I want to encourage you as you go forward looking at this property or any of these properties around

927
01:24:11,480 --> 01:24:18,420
Bell Fest to be thinking 50 years ahead, 100 years ahead, you know, at least just not 10 years

928
01:24:18,420 --> 01:24:18,920
ahead.

929
01:24:19,640 --> 01:24:24,480
And look at what's happening with chain stores around the country, tap places like Rose Smart

930
01:24:24,480 --> 01:24:30,080
Main, Main Center for Economic Policy, look at the local multiplier effect, I think it's

931
01:24:30,080 --> 01:24:36,620
like, you know, investing in your local, locally owned stores as a, as a consumer.

932
01:24:37,920 --> 01:24:41,920
I think there's some, I saw a quote here that says, money spent at locally owned businesses

933
01:24:41,920 --> 01:24:44,980
in the Greater Portland area, it generates 76%.

934
01:24:45,020 --> 01:25:12,700
More economic activity than spent at a national chain. This is a national chain. What are we really investing in? I would say that I've been in tractor supply. And again, I don't have anything. I have animals. I need vaccines. You know, I'll occasionally go to a tractor supply, but really there's one, twenty miles away in one direction, forty another, thirty another. No matter where you go from bell-fast, if you're driving anywhere, it's pretty easy to get to one.

935
01:25:13,940 --> 01:25:17,520
And I guess I just really don't like the idea of

936
01:25:17,520 --> 01:25:19,760
Belfast having a strip like this.

937
01:25:20,160 --> 01:25:24,340
This is one of the places that has so far held off,

938
01:25:24,680 --> 01:25:27,420
and I hope that we'll hold off a little bit longer until

939
01:25:27,420 --> 01:25:30,240
what's happening with chain stores around the country

940
01:25:30,240 --> 01:25:34,220
becomes more of a known blight, if you will.

941
01:25:35,060 --> 01:25:37,800
And this is a special place I have my kids here.

942
01:25:37,880 --> 01:25:40,980
I hope to be here for a long time, and I really am not

943
01:25:40,980 --> 01:25:46,120
I'm against growth, I'm against growth with large national chains in a town like this.

944
01:25:48,220 --> 01:25:49,100
Thank you.

945
01:25:56,360 --> 01:25:58,920
Seeing no one else, we will move to...

946
01:25:59,103 --> 01:26:08,503
The Council and Board deliberations regarding the sketch plan application. We will rearrange the tables. So, yep.

947
01:26:25,953 --> 01:26:43,313
Alan Gibson, January 2nd, Kathy Hixon, December 22nd, January 7th, Beth Whitman, December 13th, Eleanor Allen from Springbrook on January 8th, David August on January 8th.

948
01:26:43,313 --> 01:26:52,733
I'm Jay Crow from January 9th, Riley Pratt from January 8th, and Amy Bird from January 8th.

949
01:26:53,093 --> 01:26:58,233
Obviously, the email from MJ wasn't from January 9th was from January 8th.

950
01:27:00,473 --> 01:27:02,633
And so those are the copies that have come to the record.

951
01:27:03,153 --> 01:27:11,773
Well, I say they have all been provided copies to both board the Council and to Jim from the Design Review Committee.

952
01:27:12,513 --> 01:27:13,053
Thank you, Wayne.

953
01:27:13,053 --> 01:27:21,133
So we'll take a few minutes to rearrange tables so that we can have a conversation and of course

954
01:27:21,133 --> 01:27:25,093
the public, you're all. We would like you to stay and you're welcome to stay, it just

955
01:27:25,093 --> 01:27:29,173
will be a different arrangement of the tables for the council and a fan important.

956
01:32:07,473 --> 01:32:08,913
Do you?

957
01:32:08,973 --> 01:32:11,513
Who goes for the party in?

958
01:32:13,293 --> 01:32:15,353
Do you think it's like a party in the middle?

959
01:32:15,993 --> 01:32:16,933
Yes, we are.

960
01:32:17,293 --> 01:32:18,133
We have to.

961
01:32:19,733 --> 01:32:21,393
There are a lot of that.

962
01:32:22,533 --> 01:32:23,813
I'll pass this one.

963
01:32:24,693 --> 01:32:25,393
I'm going to.

964
01:32:26,773 --> 01:32:28,173
I'll pass it.

965
01:32:28,173 --> 01:32:29,713
I'll pass that one over here.

966
01:32:30,773 --> 01:32:32,213
I'll take that right now.

967
01:32:32,593 --> 01:32:34,473
There's a way to get it.

968
01:32:56,443 --> 01:32:58,883
Okay, I'm going to call the meeting back to order.

969
01:32:59,963 --> 01:33:04,303
I first off want to apologize to the public.

970
01:33:04,603 --> 01:33:09,443
This may not be the most ideal set up, but if you are having trouble seeing and you want

971
01:33:09,443 --> 01:33:15,183
to move your chair to a different location, you are more than welcome to do that.

972
01:33:15,183 --> 01:33:24,563
And this is the first, maybe, I don't know, the planning board in the Council has met years ago together.

973
01:33:26,463 --> 01:33:28,923
Council of Plenty Board of Bents, here you are.

974
01:33:28,963 --> 01:33:35,103
Historically in work sessions, this is the first time there has ever been the planning board in the council, was so

975
01:33:35,103 --> 01:33:40,083
in from the designer committee sitting in a developing group.

976
01:33:41,903 --> 01:34:00,563
So in that case, I'm asking as the chair of the meeting for some patients and if I haven't recognized you and you want to speak, it's not because I'm ignoring you, there's a lot of people around the table.

977
01:34:03,963 --> 01:34:14,933
So I think what the format will be will be to generally, first, the goal is provide direction

978
01:34:14,933 --> 01:34:19,973
to the applicant to determine if the applicant should be required to prepare a comprehensive

979
01:34:19,973 --> 01:34:25,573
economic and community development, a community impact assessment, and then following that

980
01:34:25,573 --> 01:34:30,153
if the applicant can proceed to the preliminary plan stage of the application process.

981
01:34:30,153 --> 01:34:37,013
So I think we should consider for both of those items separately.

982
01:34:37,553 --> 01:34:37,833
It's so good.

983
01:34:39,433 --> 01:34:41,333
Typically what the planning board does.

984
01:34:41,773 --> 01:34:44,093
This is the first time you folks have had an opportunity to look at the application.

985
01:34:44,853 --> 01:34:48,553
This is the first time you've actually had the applicant sitting in front of you.

986
01:34:48,833 --> 01:34:52,253
Some of you had an opportunity to ask questions during the initial discussion.

987
01:34:52,633 --> 01:34:54,793
But perhaps it's good to go around the room.

988
01:34:55,233 --> 01:34:58,113
You know, see if there's questions that people may have in the applicant

989
01:34:59,153 --> 01:35:02,493
about what's been proposed and see where things are at.

990
01:35:02,793 --> 01:35:03,733
Something that's on your mind.

991
01:35:04,013 --> 01:35:05,353
I know Paul had his hand up earlier,

992
01:35:05,733 --> 01:35:07,433
where we didn't get to his question.

993
01:35:08,593 --> 01:35:09,573
If there are questions,

994
01:35:09,793 --> 01:35:12,173
you may have a close to trying to help you along the way

995
01:35:12,173 --> 01:35:13,153
and considering his application.

996
01:35:15,583 --> 01:35:17,303
So, in that case,

997
01:35:17,483 --> 01:35:22,003
if we went around the table and each member of the planning board at the

998
01:35:22,003 --> 01:35:24,843
designer room committee or the council had had questions,

999
01:35:25,583 --> 01:35:26,663
we could do that first,

1000
01:35:26,663 --> 01:35:31,663
and then following that, consider it to items before us.

1001
01:35:32,583 --> 01:35:34,363
Does that sound like a reasonable plan?

1002
01:35:35,683 --> 01:35:37,943
Should we limit how much each person,

1003
01:35:37,943 --> 01:35:40,143
how much time each person has for questions,

1004
01:35:40,543 --> 01:35:43,323
or are we generally okay with going,

1005
01:35:43,323 --> 01:35:44,383
I mean there are many of us,

1006
01:35:44,603 --> 01:35:46,083
and I did not sure how many.

1007
01:35:52,203 --> 01:35:57,543
So general, please be mindful of the time that you're using,

1008
01:35:57,543 --> 01:35:59,923
to ask questions, yes.

1009
01:36:01,103 --> 01:36:04,703
And first, we do need to use microphones every time we speak,

1010
01:36:04,903 --> 01:36:07,923
so that the people that folks at home can hear us,

1011
01:36:08,063 --> 01:36:10,383
so that maybe a little bit of an inconvenience to pass

1012
01:36:10,383 --> 01:36:13,223
the microphones around, but please be conscious of that as well.

1013
01:36:13,363 --> 01:36:14,703
No, very good.

1014
01:36:15,043 --> 01:36:18,803
I wanted to get a clarification on who we are speaking to.

1015
01:36:19,203 --> 01:36:22,183
So there's a number of parties here who have all been lumped

1016
01:36:22,183 --> 01:36:25,743
in together with the name title applicant.

1017
01:36:25,743 --> 01:36:27,623
So, who are we directing?

1018
01:36:27,663 --> 01:36:29,823
Are we talking about the entire plot?

1019
01:36:30,203 --> 01:36:32,403
Are we talking about tractor supply store?

1020
01:36:33,023 --> 01:36:35,663
Where are our recommendations going to go?

1021
01:36:35,823 --> 01:36:40,703
What are we really trying to develop for this important first step?

1022
01:36:41,143 --> 01:36:41,343
Great.

1023
01:36:41,483 --> 01:36:44,583
I'm going to go to both.

1024
01:36:45,723 --> 01:36:51,743
The main recommendations regarding the tractor supply development are going primarily to tractor supply.

1025
01:36:51,743 --> 01:36:58,523
comments regarding the necessity of the impact statement and the master plan are really

1026
01:36:58,523 --> 01:37:03,723
going as well to being NG properties.

1027
01:37:09,723 --> 01:37:18,783
When I say you try to supply, I take the owner, the least agent, as well as girl farmer engineers.

1028
01:37:22,193 --> 01:37:24,213
Okay, Mary, would you like to start?

1029
01:37:26,013 --> 01:37:31,933
Okay, first question, you can show a sidewalk coming in from Route 3, and it runs parallel

1030
01:37:31,933 --> 01:37:34,213
to the access road coming into the property.

1031
01:37:34,233 --> 01:37:40,073
However, there is no turn in the sidewalk heading to the front of the store or any of the

1032
01:37:40,073 --> 01:37:40,993
display areas.

1033
01:37:49,223 --> 01:37:56,503
So, your question is very well, there's, you can see the connection that's not showing here.

1034
01:38:06,403 --> 01:38:06,563
Okay.

1035
01:38:07,603 --> 01:38:08,443
Thank you.

1036
01:38:13,883 --> 01:38:17,823
Can you pass them a mic, can you pass our consultants a microphone?

1037
01:38:19,003 --> 01:38:19,063
Please.

1038
01:38:20,003 --> 01:38:20,023
Thank you.

1039
01:38:22,363 --> 01:38:23,343
I have another question.

1040
01:38:25,103 --> 01:38:27,403
Three spaces shown in the parking diagram.

1041
01:38:27,923 --> 01:38:34,043
There are three spaces and they're long, like maybe for an RV or I'm not sure what.

1042
01:38:38,563 --> 01:38:40,323
That would be for vehicles to trailers.

1043
01:38:43,503 --> 01:38:50,063
And tractor supply stores, I've only seen the ones that are in this 45-minute circle around us,

1044
01:38:51,043 --> 01:38:53,903
is the parking always in the front of the store.

1045
01:38:54,723 --> 01:38:58,903
Between the main access, road highway, and the store itself.

1046
01:39:00,843 --> 01:39:03,323
Yeah, it is always located in front of the store.

1047
01:39:03,323 --> 01:39:11,443
In this case, we have two kind of front yard, so as Dan alluded to earlier, it's partly

1048
01:39:11,443 --> 01:39:19,083
in the side because of the road that is coming in, but yeah, it's generally situated

1049
01:39:19,083 --> 01:39:25,103
as they're building faces forward in the front as it's shown here.

1050
01:39:25,103 --> 01:39:26,163
Thank you.

1051
01:39:28,063 --> 01:39:29,143
Pass to see.

1052
01:39:30,203 --> 01:39:33,823
And just another thought, if we could each introduce ourselves

1053
01:39:33,823 --> 01:39:37,143
before we speak, there are so many of us.

1054
01:39:37,843 --> 01:39:40,503
And it's not, I'm not sure that the folks at home

1055
01:39:40,503 --> 01:39:43,123
can see our name plates in front of us.

1056
01:39:45,253 --> 01:39:48,773
Well, maybe I'll even clarify what I'm going to try and do

1057
01:39:48,773 --> 01:39:53,433
with my pre-minutes or so, because I don't have

1058
01:39:53,433 --> 01:39:56,433
clarifying questions, but I have initial impressions.

1059
01:39:56,433 --> 01:40:02,913
I would like to share with this entire body, and so is this a good time to do that?

1060
01:40:03,933 --> 01:40:04,693
Should we get off of that?

1061
01:40:04,793 --> 01:40:09,633
Because I think the details about parking inside walks and all this things will have to be tackled.

1062
01:40:10,293 --> 01:40:11,873
But I think we're talking about the master plan.

1063
01:40:12,053 --> 01:40:18,213
We're talking about general guidance for the applicant, and so I would like to be more broad.

1064
01:40:20,673 --> 01:40:25,493
That, okay, with everyone to use this time to ask questions, and also it looks like

1065
01:40:25,493 --> 01:40:27,413
has a comment, could send me past the?

1066
01:40:32,063 --> 01:40:33,343
I don't have any problem with that.

1067
01:40:33,523 --> 01:40:39,423
I'm just wondering if Samantha, it makes sense to have you mentioned those two points that

1068
01:40:39,423 --> 01:40:44,263
you were about to mention in the beginning that is supposed to maybe be the outcome of this

1069
01:40:44,263 --> 01:40:49,143
because it seems like there's some question about what the point of this is and that might help people in there.

1070
01:40:50,343 --> 01:40:50,443
Okay.

1071
01:40:51,943 --> 01:40:56,023
So I will repeat the two items.

1072
01:40:56,023 --> 01:40:58,603
So the goal is to provide direction to the applicant.

1073
01:40:58,963 --> 01:41:04,163
To determine if the applicant should be required to prepare a comprehensive economic and community

1074
01:41:04,163 --> 01:41:10,863
impact assessment. That is the first item. And following that, if the applicant can proceed to the preliminary

1075
01:41:10,863 --> 01:41:19,303
plan stage of the application process. So with those two items in mind, we'll use this time going around the table to make

1076
01:41:19,303 --> 01:41:23,703
maybe general comments in addition to what questions you might have.

1077
01:41:23,703 --> 01:41:43,603
Thank you. I think part of my initial reaction is driven by a poor understanding or a lack of clarity about the city's rules for this unique proceeding.

1078
01:41:44,563 --> 01:41:50,283
The fact that it had come up in some of the public testimony and certainly my impression

1079
01:41:50,283 --> 01:42:02,803
is that this doesn't give me much certainty, much to really speak to in terms of approving

1080
01:42:02,803 --> 01:42:09,223
and moving forward if it's only concrete component is the tractous fly store.

1081
01:42:09,223 --> 01:42:25,443
So we're required to have this master plan, we have maybe a third of it sketched out with absolutely no commitment to any of the elements except to supply being what actually happens.

1082
01:42:26,483 --> 01:42:34,203
And so there's just a 90% degree of uncertainty about moving ahead with this larger proposal.

1083
01:42:34,203 --> 01:42:43,643
That's my first impression is I will have a very hard time judging the appropriateness of this proposal.

1084
01:42:44,803 --> 01:42:52,603
The second thing is that the layout that is in front of me, I have to say it doesn't seem very progressive.

1085
01:42:52,603 --> 01:43:02,383
It seems at the very 1980s, and so I would love to hear from the applicant, the larger

1086
01:43:02,383 --> 01:43:10,373
applicant of a B and G, but also maybe they're trying to supply folks about whether they're

1087
01:43:10,603 --> 01:43:12,843
all alternative looks, alternative models.

1088
01:43:14,003 --> 01:43:20,963
We certainly have seen large national chains adapt their appearance for the characteristics

1089
01:43:20,963 --> 01:43:24,883
six of the local community, and so it doesn't look like every other,

1090
01:43:24,883 --> 01:43:28,463
track to supply store, or every other assisted living facility,

1091
01:43:29,223 --> 01:43:32,503
so what kind of flexibility can we try and build in here?

1092
01:43:33,243 --> 01:43:36,863
And with the overall design, I think somebody who testified

1093
01:43:36,863 --> 01:43:43,063
said something that appealed to me about truly integrated community

1094
01:43:43,063 --> 01:43:49,363
feel, you know, what does a small village feel that we can create here?

1095
01:43:49,363 --> 01:43:55,923
That still has the same components, but just looks and feels a lot more livable, because,

1096
01:43:56,023 --> 01:44:02,343
indeed, if I wanted to, if I was a senior, going into assisted living facility, I probably

1097
01:44:02,343 --> 01:44:04,903
want to live next to some more

1098
01:44:07,113 --> 01:44:15,613
daily supportive services like little bodega and a shop for

1099
01:44:15,613 --> 01:44:22,093
something or other, and, you know, a gem, as opposed to a

1100
01:44:22,093 --> 01:44:27,113
track-justice store. So, not that it can't be there, but I

1101
01:44:27,113 --> 01:44:31,853
think we need to think a little bit about a planned village type

1102
01:44:31,853 --> 01:44:35,033
community if we're trying to build something like this and

1103
01:44:35,033 --> 01:44:41,313
not just throw in a bunch of elements and not really expect any

1104
01:44:41,313 --> 01:44:42,313
to them to be happening.

1105
01:44:43,153 --> 01:44:47,413
So that goes back to my puzzlement about what the plan and master plan

1106
01:44:47,413 --> 01:44:49,333
is supposed to do, how it's supposed to help us.

1107
01:44:53,463 --> 01:44:57,423
The technical accounting board, I echo what Steve said.

1108
01:44:58,443 --> 01:44:59,183
This is vague.

1109
01:44:59,923 --> 01:45:01,663
It doesn't seem to be going anywhere, certainly.

1110
01:45:02,503 --> 01:45:04,583
The only certainty seems to be attractive supply.

1111
01:45:05,183 --> 01:45:07,623
But I've got a couple of more specific questions.

1112
01:45:09,823 --> 01:45:12,623
I talked to the hardware stores on Tom today,

1113
01:45:12,863 --> 01:45:14,663
and I talked to the people that run the hardware stores.

1114
01:45:14,663 --> 01:45:18,143
They have no fear of track display, track supply is more business,

1115
01:45:18,623 --> 01:45:19,943
it's going to bring more people.

1116
01:45:20,583 --> 01:45:23,183
In general, they serve a different customer base

1117
01:45:24,043 --> 01:45:28,143
and their common totally was that track supply

1118
01:45:28,143 --> 01:45:29,623
sells good stuff.

1119
01:45:30,943 --> 01:45:33,683
So as long as they don't sell junk, it was still a fine one.

1120
01:45:34,703 --> 01:45:37,383
But the intersection that we're going to create

1121
01:45:37,383 --> 01:45:40,463
with the old MBA and a scooty drive

1122
01:45:40,463 --> 01:45:47,563
And then crossing over onto this double driveway is going to be quite dangerous and the traffic

1123
01:45:47,563 --> 01:45:53,283
study is going to be doubly important because of the impact it's going to have on cracker

1124
01:45:53,283 --> 01:45:54,003
road.

1125
01:45:54,683 --> 01:46:01,423
As you leave EBS and head west and root tree, the road rises and you go on the bend and it

1126
01:46:01,423 --> 01:46:04,403
is a nightmare as it is.

1127
01:46:04,403 --> 01:46:10,103
don't think more cars in from the tracks supply and whatever else development goes on back there

1128
01:46:10,103 --> 01:46:16,503
plus in B&A without a traffic light. It's going to be crazy. I heard talk about a sewer

1129
01:46:18,583 --> 01:46:23,243
that there was going to be a city sewer. There is no city sewer out there at the moment.

1130
01:46:25,583 --> 01:46:33,003
Similarly sidewalk, if you create a sidewalk here right now or there is no sidewalk linking to the city,

1131
01:46:33,003 --> 01:46:37,043
It's a sidewalk and over and it just doesn't seem make any sense.

1132
01:46:37,483 --> 01:46:40,243
We do need the sidewalk over here and if this development does happen,

1133
01:46:40,843 --> 01:46:47,963
then I think we have to reach down and we have to extend the surrout there and we have to extend the

1134
01:46:50,103 --> 01:47:02,983
sidewalks. I believe that tracks supply could be this orientation is awkward and it's

1135
01:47:02,983 --> 01:47:06,623
And the buffer, I don't think is enough, and putting the parking in a front of the building

1136
01:47:06,623 --> 01:47:08,763
is contrary to what we do in the rest of the city.

1137
01:47:09,703 --> 01:47:15,203
And tracks, fly buildings, I think they can be more customers, I think the whole thing

1138
01:47:15,203 --> 01:47:22,723
can be more customers to create a more pleasing and more adaptable building just in case for

1139
01:47:22,723 --> 01:47:24,503
some reason tracks supply doesn't survive.

1140
01:47:25,063 --> 01:47:25,423
That's for it.

1141
01:47:25,643 --> 01:47:25,823
Thank you.

1142
01:47:29,073 --> 01:47:33,553
I would echo everything that my fellow board members have said.

1143
01:47:34,413 --> 01:47:36,753
First of all, I wouldn't really consider this to be a master plan,

1144
01:47:36,993 --> 01:47:41,673
because it's really just a plan for a tractor supply store on 84 acres.

1145
01:47:42,813 --> 01:47:48,253
So we a master plan implies a coherent ground up plan for the entire area,

1146
01:47:48,893 --> 01:47:50,333
and most of this plan is imaginary.

1147
01:47:51,133 --> 01:47:54,653
So I think it's premature to propose anything

1148
01:47:54,653 --> 01:47:57,673
anything until there are actually other components.

1149
01:47:59,073 --> 01:48:01,973
Other businesses that are willing to buy land.

1150
01:48:02,793 --> 01:48:06,153
And then we would know what we're actually looking at.

1151
01:48:06,733 --> 01:48:10,393
Again, the amount of paving relative

1152
01:48:11,633 --> 01:48:15,313
to actually businesses and people

1153
01:48:15,313 --> 01:48:18,293
seems at a proportion and inefficient.

1154
01:48:18,293 --> 01:48:24,473
Our town has vacant retail space downtown,

1155
01:48:27,253 --> 01:48:28,933
this is good land outside of town.

1156
01:48:29,203 --> 01:48:43,403
On the edge of things, and I think in order to pave prime, prime land soils, and cut into an intact wildlife habitat, we need to get some serious benefit to the people of

1157
01:48:43,403 --> 01:48:53,943
Belfast and the surrounding communities as well. And I'm not sure that I have seen anything like that yet, so I would definitely advocate for an impact study as described.

1158
01:48:53,943 --> 01:49:20,823
because I haven't heard from our applicants anything about, but is really going to happen to the other stores, will they be in town, will they be benefited, will they be impacted negatively, job creation and loss, retail wages, benefits, the kind of questions that the town has written down for any kind of big development, those haven't been answered by this master plan.

1159
01:49:20,823 --> 01:49:24,603
So we need to hear a lot more before we can know really

1160
01:49:24,603 --> 01:49:26,603
what the impacts are going to be.

1161
01:49:27,483 --> 01:49:37,003
And yeah, I would like to see some real residential possibilities.

1162
01:49:37,823 --> 01:49:40,983
Maybe some real, just yeah, a real progressive,

1163
01:49:41,063 --> 01:49:44,223
plan unit type development plan first.

1164
01:49:47,563 --> 01:49:51,843
The day bond planning board, the thing that stands out to me

1165
01:49:51,843 --> 01:49:58,503
that 50 acres were nothing on it and the back part of the lot. What kind of a master plan

1166
01:49:58,503 --> 01:50:06,043
is it that has a big open spot like that? I think if this is going to be developed, the

1167
01:50:06,043 --> 01:50:10,063
developer needs to sell us on the master plan that covers the whole lot.

1168
01:50:12,113 --> 01:50:12,753
It's pretty vague

1169
01:50:12,753 --> 01:50:19,753
as everybody has said, only tractor supply is perhaps going to happen and who knows if anything

1170
01:50:19,753 --> 01:50:21,513
else will ever be built there.

1171
01:50:23,933 --> 01:50:27,473
I looked at the expanded site plan and I saw it would look

1172
01:50:27,473 --> 01:50:33,313
like to be a sewer and water easement crossing this property. If that exists I'd like to know

1173
01:50:33,313 --> 01:50:39,553
more about it and how it's going to be dealt with. Would you like an answer to that question now or

1174
01:50:39,553 --> 01:50:48,433
you? Yeah, who would know? The sewer goes through the condominiums, up back I guess. Apparently exists.

1175
01:50:49,293 --> 01:50:54,153
Yes, the desk, my name is Bob Barry, with Mainland representing B&G properties.

1176
01:50:55,293 --> 01:50:56,513
Yeah, that's where we're lying is there.

1177
01:50:57,433 --> 01:51:04,533
I know from heart experience because one time I backed up, and I found it, it does serve

1178
01:51:04,533 --> 01:51:10,413
spring work, condominiums, and our attention there is unknown.

1179
01:51:11,213 --> 01:51:16,953
Again, the master plan, we talked about that a lot already, and I'd like to talk about that

1180
01:51:16,953 --> 01:51:22,373
we can talk about later. But we haven't approached anybody the neighbor yet. We haven't

1181
01:51:22,373 --> 01:51:29,273
approached as far as as the master plane goes. Or dealing with that sewer easement because we're

1182
01:51:29,273 --> 01:51:34,393
not sure what's going to happen there for sure. This is our best guess. This is our best guess based

1183
01:51:34,393 --> 01:51:43,073
on the market conditions as we see today. And the sewer easement can be built on top of B&G properties

1184
01:51:43,073 --> 01:51:48,513
owns the land. There's an easement there for sewer line. We can build on top of it. We can't

1185
01:51:48,513 --> 01:51:55,873
impact it or destroy the line or interrupt their service. We may work with them to see if we

1186
01:51:55,873 --> 01:52:01,553
can do something that's a win for both parties. Because right now, they actually have to maintain

1187
01:52:01,553 --> 01:52:02,933
all the way down through.

1188
01:52:05,713 --> 01:52:10,633
So we'll go around with questions. Follow a question about the sewer.

1189
01:52:13,523 --> 01:52:15,003
Can you hold on?

1190
01:52:15,083 --> 01:52:16,823
We need to use everybody needs to use the microphone.

1191
01:52:21,123 --> 01:52:26,463
I was hoping the director could give us some clarification about what the law, what the ordinance

1192
01:52:26,463 --> 01:52:29,123
requires of an applicant in the master plan.

1193
01:52:29,403 --> 01:52:35,003
Because it's been mentioned by everyone that their little unclear about the nature of the master plan.

1194
01:52:37,483 --> 01:52:38,723
Can we do that?

1195
01:52:42,843 --> 01:52:47,223
The intent of the master plan was to identify what potential development could occur in the property.

1196
01:52:47,223 --> 01:52:51,203
how you'd be servicing the property with such things as road access.

1197
01:52:51,783 --> 01:52:54,923
How you'd be looking at trying to address such things as overall stormwater management,

1198
01:52:55,103 --> 01:52:58,483
something that's been alluded to on the plan about where some of the things would go.

1199
01:52:59,003 --> 01:53:02,923
And if you have any people agree to sense it about how the development would potentially occur.

1200
01:53:03,443 --> 01:53:09,923
Clearly, the initial drive for the master plan was focused on the idea that there would be a larger retail store,

1201
01:53:09,923 --> 01:53:18,033
such as Walmart, much larger in size, and to try and see what

1202
01:53:18,033 --> 01:53:21,133
Ansley developed want to be associated with this.

1203
01:53:23,463 --> 01:53:30,263
It is not uncommon for plans as well to identify undeveloped area or future land

1204
01:53:30,263 --> 01:53:34,463
to be developed, and as such is something that we looked at as being potentially

1205
01:53:34,463 --> 01:53:39,123
appropriate for this one to not identify all uses that may be occurring on the

1206
01:53:40,643 --> 01:53:45,823
This may as to plan maybe a little bit shy, as far as the commitment to some of the things

1207
01:53:45,823 --> 01:53:53,463
that were originally envisioned, and it's one that may warrant some discussion as this is

1208
01:53:53,463 --> 01:53:56,283
after we hear from everybody as to about how to potentially go forward.

1209
01:53:58,283 --> 01:53:58,823
Thank you.

1210
01:54:05,853 --> 01:54:08,813
So, I'm Jeff, Jeff, I'll request from the Planning Board.

1211
01:54:09,833 --> 01:54:11,513
So, I'm sure I'm processing what Wayne said.

1212
01:54:11,673 --> 01:54:13,633
I have some of the same thoughts that other people have had.

1213
01:54:13,633 --> 01:54:24,653
I mean, I think what wrapping my brain around it, I sort of see as the tractor supply development review, which seems simpler to me, I mean, that's a development review that we're used to doing.

1214
01:54:26,633 --> 01:54:34,153
We'd had a bunch of questions about it and concerns about it, but for me it's important to separate out that applicant from the master plan, the whole property.

1215
01:54:35,173 --> 01:54:41,073
And despite what Wayne said, it seems to me that it almost would be really useful to,

1216
01:54:41,093 --> 01:54:44,193
it would have been helpful to my brain to have seen them in two stages of the first

1217
01:54:44,193 --> 01:54:45,373
proposal being the master plan.

1218
01:54:45,733 --> 01:54:50,273
And the second one being applicants coming forward to fulfill the part of the master plan that

1219
01:54:50,713 --> 01:54:52,333
they might be interested in.

1220
01:54:52,853 --> 01:54:55,073
So putting them together makes it really confusing for me.

1221
01:54:55,213 --> 01:54:56,013
What am I approving?

1222
01:54:56,473 --> 01:54:57,933
What am I talking about?

1223
01:54:59,813 --> 01:55:02,873
So I guess that's kind of what my brain is right now.

1224
01:55:05,463 --> 01:55:13,343
Wayne Quarry, planning board, probably have a question for Wayne and a question for Bob

1225
01:55:13,343 --> 01:55:13,683
too.

1226
01:55:14,023 --> 01:55:15,263
I'll start with Wayne.

1227
01:55:17,023 --> 01:55:23,123
So if Wayne maybe you can help us a little bit on deciding about the impact study.

1228
01:55:24,343 --> 01:55:33,783
If you take lots one, two, three and four, can you give us some idea about the traffic count,

1229
01:55:33,783 --> 01:55:49,803
the square footage, and the people count, do you think it's going to be greater than a 75,000 square foot retail store, or do you think it's going to be less than a 75,000 retail store?

1230
01:55:51,263 --> 01:55:54,123
And blah, the one that asks you a question too.

1231
01:55:56,533 --> 01:55:58,873
It appears like you're selling off the lights.

1232
01:55:59,103 --> 01:56:08,483
And I'm wondering whether there will be a condominium association, or whether you will take care of the roads, the lights and the utilities, and how that's going to work.

1233
01:56:49,653 --> 01:56:55,973
out into separate ownership groups, like a subdivision. That's not being proposed at this time,

1234
01:56:56,273 --> 01:57:02,573
but that's how we figured it would eventually go. And so we were showing those lots as

1235
01:57:02,573 --> 01:57:07,873
saying, well, look, if you're an assisted living developer, you would want that parcel. And

1236
01:57:07,873 --> 01:57:13,633
if you're a retail hotel person, you would want that area. And if you're a multifamily, you

1237
01:57:13,633 --> 01:57:22,133
want that area. And so that's how the lots were shown on the plan, just to show how those

1238
01:57:22,133 --> 01:57:28,853
property lines might go. As far as an association, there would have to be some sort of

1239
01:57:29,633 --> 01:57:35,473
road association up until the time if the city, if they decided to take it on as a public

1240
01:57:35,473 --> 01:57:35,713
group.

1241
01:57:40,343 --> 01:57:43,943
Again, identify specifically how much traffic would be associated with proposed development,

1242
01:57:43,943 --> 01:57:47,663
that I will take with track to supply says, which is a Coral Palmer Army.

1243
01:57:47,663 --> 01:57:48,443
I will have a track to supply.

1244
01:57:48,643 --> 01:57:51,043
It's there looking about 80 and 90 vehicle trips in a peak hour.

1245
01:57:51,663 --> 01:57:55,663
If you're looking about 24 or a single or a multi-family houses, you're looking at probably

1246
01:57:57,583 --> 01:58:06,593
235, 240 trips per day, which is about 35 and a peak hour, because you're going to take

1247
01:58:06,593 --> 01:58:10,573
somewhere between 15 and 18 percent of your trips and spread them out on what the peak

1248
01:58:10,573 --> 01:58:11,853
hour time happens to be.

1249
01:58:11,853 --> 01:58:15,233
The hotel really is going to be dependent upon the number of rooms.

1250
01:58:16,193 --> 01:58:19,673
The restaurant is really a lot of it's going to be dependent if it's a fast food restaurant.

1251
01:58:19,673 --> 01:58:24,353
Versus what's going to be a sit down restaurant, as far as being able to come with the trips.

1252
01:58:25,553 --> 01:58:29,313
What we would like to try and do is on a traffic study for the long term,

1253
01:58:29,473 --> 01:58:33,033
is to try and identify what high ranges for those would be,

1254
01:58:33,113 --> 01:58:37,393
and to identify what the amount of traffic associated with such with each one of those potential would be.

1255
01:58:37,393 --> 01:59:00,513
And the big thing to me really gets to be then where you have a single point of access, at what point in time does it create what M dot refers to as the warrant to put in a signalized intersection at what is the Bank of America scooty drive entrance with this project, and that's what you're really trying to get a better sense of from the traffic study.

1256
01:59:01,233 --> 01:59:09,333
You know, there are very few intersections in Belfast that have ever come close to reaching

1257
01:59:09,333 --> 01:59:14,553
the warrant levels with MDOT, so folks need to keep that in consideration.

1258
01:59:15,313 --> 01:59:21,253
Even where most folks, if you'd asked them, root 141, the Descent Intersection that clearly

1259
01:59:21,253 --> 01:59:27,893
warns a light, MDOT is determined that that intersection doesn't warrant a signal light, even

1260
01:59:27,893 --> 01:59:31,073
with the long ways that people have to make a left turn,

1261
01:59:31,433 --> 01:59:33,813
which sometimes approach more than three minutes

1262
01:59:33,813 --> 01:59:35,313
to make the left turn to go north.

1263
01:59:36,833 --> 01:59:38,413
So, kind of keep that in mind,

1264
01:59:38,553 --> 01:59:40,733
but that's something that we're going to depend upon

1265
01:59:40,733 --> 01:59:43,333
with the applicant's taking a look at what traffic is

1266
01:59:43,333 --> 01:59:45,453
is about where a singleization comes into place.

1267
01:59:46,813 --> 01:59:48,593
And that impacts study as well.

1268
01:59:48,673 --> 01:59:50,853
The traffic study is really separate from the question

1269
01:59:50,853 --> 01:59:54,433
of the impact study on looking at what's in the comprehensive

1270
01:59:54,433 --> 01:59:56,413
economic and community impact study.

1271
01:59:56,413 --> 01:59:58,533
That's not an issue with that study.

1272
02:00:06,073 --> 02:00:08,033
I mean it's Paul Dean, Belfast City Council.

1273
02:00:09,053 --> 02:00:12,253
I just have some general statements, no questions,

1274
02:00:13,353 --> 02:00:14,633
after listening here for a while.

1275
02:00:15,293 --> 02:00:18,633
This master plan basically is just one development permit

1276
02:00:18,633 --> 02:00:19,613
from what I can see.

1277
02:00:20,413 --> 02:00:22,473
The other three lots are just proposed,

1278
02:00:22,753 --> 02:00:25,033
uses for the area.

1279
02:00:26,513 --> 02:00:29,173
My personal feeling is I like to see retail

1280
02:00:29,173 --> 02:00:31,193
and rentals being different places.

1281
02:00:31,193 --> 02:00:39,353
this is my preference. I also wanted to speak to the planning board, is that there are

1282
02:00:39,353 --> 02:00:45,993
some trails on this property and I hope there's some discussion on a public trail use

1283
02:00:45,993 --> 02:00:52,233
for that property. That's important. This root 3 commercials owning district has been

1284
02:00:52,233 --> 02:00:59,853
here for 11 new years and that's what it was designed for. Commercial grow. And

1285
02:01:02,343 --> 02:01:02,743
if

1286
02:01:02,743 --> 02:01:12,483
to supply comes in here. I would look at other commercial entities also. This was picked

1287
02:01:12,483 --> 02:01:19,543
out of the entire town of Belfast, serving on the comprehensive plant committee. We reviewed

1288
02:01:19,543 --> 02:01:25,723
11 other places in Belfast and this was the only one that was acceptable. When you look at

1289
02:01:25,723 --> 02:01:30,483
the traffic flow patterns and so forth, all throughout the city, you know, these are just some

1290
02:01:30,483 --> 02:01:37,003
points I wanted to make. The other thing, too, is both asked, been working had on climate change.

1291
02:01:38,043 --> 02:01:42,683
And I'm looking at track to supply, I'm hoping that there's a little bit of wiggle room

1292
02:01:42,683 --> 02:01:47,723
here that you could talk to them about solar and possibly working on buildings that don't have

1293
02:01:47,723 --> 02:01:55,503
flat roofs. That's an important thing for this community. The drainage, you know, heard Chris

1294
02:01:57,393 --> 02:02:02,973
Forget as last name, speak about the drainage, coming off this site, quite an elevation.

1295
02:02:04,553 --> 02:02:07,073
Once those ponds fill up, that water will go somewhere.

1296
02:02:08,033 --> 02:02:10,613
So it's important to identify where that water goes.

1297
02:02:11,113 --> 02:02:17,833
The some streams that go down to salt water along with the water system that we have in place.

1298
02:02:17,973 --> 02:02:25,453
So it's something the planning board will be addressing with these people that are coming forward with this development permit.

1299
02:02:28,053 --> 02:02:33,293
drainage, grocery store. If you ever get a chance to talk about that, we need another one

1300
02:02:33,293 --> 02:02:40,073
in Belfast. And the other thing I'm hearing too tonight is the screening of lights, noise,

1301
02:02:41,823 --> 02:02:46,923
a wild life corridor in that area. It's something to keep in mind. You have a spring book that

1302
02:02:46,923 --> 02:02:52,603
is to the west of this site and it's important to keep that integrity of those woods as best

1303
02:02:52,603 --> 02:02:56,663
as you can to keep some division between the two.

1304
02:02:57,663 --> 02:03:01,043
Also, tractor supplies were useful to me in a little bit of a country.

1305
02:03:01,743 --> 02:03:05,123
There are things I can buy there that I cannot buy anywhere else in Belfast.

1306
02:03:06,003 --> 02:03:11,523
Three point hits, I mean there's a lot of things I have a couple of tractors, and I can't

1307
02:03:11,523 --> 02:03:13,523
buy that unless I go to Bangalore or something.

1308
02:03:14,063 --> 02:03:21,983
So I look at this development to be spot on for this area, for what we have on, you know,

1309
02:03:21,983 --> 02:03:26,443
a cold enforcement at this time, and thank you very much, have a good evening.

1310
02:03:29,523 --> 02:03:31,943
My early city council,

1311
02:03:35,303 --> 02:03:43,343
a couple of years ago, we martial as just could you imagine, bellfast, with 20,000 people, and we all kind of laughed at the idea,

1312
02:03:45,363 --> 02:04:00,103
but bellfast is growing, it's continuing to grow, and it's not going to, I think, bellfast is a really nice place in a really nice place, and we're going to see these things that want to come here.

1313
02:04:02,023 --> 02:04:04,643
I was glad to hear the word smart growth.

1314
02:04:05,363 --> 02:04:11,723
I've really taken issue with local citizens for smart growth as if they own smart growth

1315
02:04:12,383 --> 02:04:18,103
because smart growth is something I've believed in studied and followed for 40 years.

1316
02:04:18,863 --> 02:04:24,183
And I've seen a lot of it and I've seen a lot of bad growth in other places,

1317
02:04:24,183 --> 02:04:25,503
as well.

1318
02:04:29,183 --> 02:04:36,083
I'm glad we're talking about the impact study. Number one, because I could, you

1319
02:04:36,083 --> 02:04:42,583
know, for instance, when they built Springbrook or Bank of America or EcoVillage or two restaurants

1320
02:04:42,583 --> 02:04:48,903
now proposed before a death plan board or a second farmer's market or a corner spring or

1321
02:04:48,903 --> 02:04:52,363
were trillion caters, or a front-street shipyard,

1322
02:04:52,843 --> 02:04:55,303
or Bank of America, well, that's MBNA.

1323
02:04:56,063 --> 02:04:57,603
And a whole bunch of other places,

1324
02:04:58,063 --> 02:05:00,543
we've never asked anybody to do an impact study.

1325
02:05:01,283 --> 02:05:05,583
So I'm really opposed to the idea of an impact study.

1326
02:05:06,383 --> 02:05:09,683
And specifically, when it talks about competition,

1327
02:05:10,043 --> 02:05:12,483
and if not, if the planning board,

1328
02:05:12,643 --> 02:05:15,463
and I hear a lot of people saying they're in favor of it,

1329
02:05:15,683 --> 02:05:18,403
then we should have an impact study for every single new business

1330
02:05:18,403 --> 02:05:25,483
that comes into Bel-Fast, which I oppose, but I'm sorry to hear people asking for that.

1331
02:05:26,763 --> 02:05:36,583
This property was specifically identified as a really great site for smart growth.

1332
02:05:37,103 --> 02:05:43,623
I think when people say, you know, think of all the stuff that's in sterod drive.

1333
02:05:44,663 --> 02:05:51,403
what if that was all up and down Route 1 and 3? That's where it would be if we didn't have

1334
02:05:51,403 --> 02:05:58,943
stare at drive. Where would tractor supply who could go over by the way tomorrow and by a

1335
02:05:58,943 --> 02:06:11,703
place on Route 1 and you know that is sprawl that is bad growth. This is a I agree I want to

1336
02:06:11,703 --> 02:06:13,043
to say,

1337
02:06:15,183 --> 02:06:24,543
from 2000 and even way before that, we saw the growth of big retail. And we also saw

1338
02:06:24,543 --> 02:06:33,283
it die. It died on our watch. It's not coming to bell fast. This property with the proposal

1339
02:06:33,283 --> 02:06:39,883
that is being proposed. So in it off now, while we're hearing in small lots, is the end

1340
02:06:39,883 --> 02:06:48,303
of big retail. That's what it is. So if people were afraid of Walmart coming, all you have

1341
02:06:48,303 --> 02:06:55,203
to do is really follow what these big outfits are doing and they're dinosaurs and they have

1342
02:06:55,203 --> 02:07:04,063
a real problem on their hand, which we do not and which the developers have now suggested a way

1343
02:07:04,063 --> 02:07:11,283
to do this. The other thing is, the idea that they should come in with every property

1344
02:07:12,283 --> 02:07:17,863
itemized, what's going to go on this thing? If you want opposition, that's a great way

1345
02:07:17,863 --> 02:07:25,503
to get it, because that would be like, oh my god, now it's too big, all 90 acres. To me,

1346
02:07:25,603 --> 02:07:30,123
I think what you're going to see here is just as we saw on Stair at Drive. You're going

1347
02:07:30,123 --> 02:07:39,343
have a tractor supply, then something over here, three small stores, and then something

1348
02:07:39,343 --> 02:07:43,963
behind it, and eventually it just gets built out, and it becomes an extension. I don't

1349
02:07:43,963 --> 02:07:49,223
think most people when they drive on stare at drive, do not feel like they're driving

1350
02:07:49,223 --> 02:07:55,723
through the apocalypse. It's what it is. It's a Chinese restaurant, et cetera.

1351
02:07:58,303 --> 02:08:00,103
So, as far

1352
02:08:00,103 --> 02:08:01,563
the impact study.

1353
02:08:03,743 --> 02:08:09,183
Unfortunately, it's a relic from something we put in place because we

1354
02:08:09,183 --> 02:08:15,843
are afraid of what might come there. That's not coming here. This is one small thing after

1355
02:08:15,843 --> 02:08:22,203
another. So I don't see the need for an impact study other than traffic. I'm not going

1356
02:08:22,203 --> 02:08:31,663
get into best practices, drainage, lighting, trails. I absolutely think you need a super

1357
02:08:31,663 --> 02:08:41,583
high quality pedestrian bike access that connects to downtown, you know, as far as

1358
02:08:41,583 --> 02:08:50,823
Randy's in all that. And I think that we can sharpen greatly the best practices in

1359
02:08:50,823 --> 02:09:01,423
of how it looks, how it, how all those problems that get solved by planning boards and engineers.

1360
02:09:04,063 --> 02:09:08,923
So, I think that's it. Thank you.

1361
02:09:14,253 --> 02:09:17,233
Thank you, Eric. Neil Hartniss, Elfest City Council.

1362
02:09:19,153 --> 02:09:27,313
to respond to something Mike said, I do feel like that when the city passed the contract

1363
02:09:27,313 --> 02:09:33,953
zoning on this property back in, I think it was 2007, that was an appropriate response

1364
02:09:33,953 --> 02:09:40,633
at the time, but I think it is handcuffed the city ever since, and I think the city is handcuffed

1365
02:09:40,633 --> 02:09:41,333
on this now.

1366
02:09:41,333 --> 02:09:45,973
And I look at this, and I see the Wayne said that the contract

1367
02:09:45,973 --> 02:09:50,833
zoning master plan requires that they identified potential uses.

1368
02:09:51,313 --> 02:09:52,333
And they've done that here.

1369
02:09:52,653 --> 02:09:56,213
And I want to ask you, if the worst case scenario is,

1370
02:09:56,233 --> 02:10:02,153
they build a tractor supply, and the rest of it remains as is what's the problem.

1371
02:10:03,693 --> 02:10:07,033
And if they move forward on this, so we have to separate,

1372
02:10:11,033 --> 02:10:11,313
as you said,

1373
02:10:11,313 --> 02:10:16,993
plan. The master plan from Wayne's description is, has identified potential uses. I'd like

1374
02:10:16,993 --> 02:10:21,813
some clarification on whether or not they can add other potential uses in the future. And

1375
02:10:21,813 --> 02:10:27,013
I'd like some clarification on what's to be done on this back area. As far as I'm concerned,

1376
02:10:27,213 --> 02:10:32,133
I'm going to accept this as a master plan. It says, that's it. That's the back area. It's what's

1377
02:10:32,133 --> 02:10:37,973
done. Okay. I think that would go a long way with a lot of people. A couple of things I wanted

1378
02:10:37,973 --> 02:10:44,073
to bring up somebody mentioned they didn't think anyone would want to live behind the

1379
02:10:44,073 --> 02:10:49,093
development like that. Who I want to point out, if you go to Penn Bay Hospital, you drive

1380
02:10:49,093 --> 02:10:54,253
through their parking lot around the back, pass the emergency room and up the hill. There are

1381
02:10:54,253 --> 02:10:58,473
people who live up that road and some pretty nice houses.

1382
02:10:58,963 --> 02:11:04,083
I don't think that's a detriment to too many people. As far as the impact study on other businesses,

1383
02:11:04,603 --> 02:11:12,563
to me, there's a very gray area because I don't know that it's my place to protect any particular

1384
02:11:12,563 --> 02:11:19,563
business from competition. As long as it's done fairly, and I think in this case, we heard that a large

1385
02:11:19,563 --> 02:11:25,243
percentage, and I'd like to know a little more about that, of things that they sell, are not duplicable

1386
02:11:25,243 --> 02:11:26,943
in other businesses.

1387
02:11:27,123 --> 02:11:29,223
I've heard several people around the table say

1388
02:11:29,223 --> 02:11:32,563
they buy things there that they cannot get elsewhere in town.

1389
02:11:32,803 --> 02:11:34,123
I think that's a very important.

1390
02:11:35,463 --> 02:11:37,723
But again, I don't think it's up to me to say,

1391
02:11:38,183 --> 02:11:40,183
you can be in town, you can't.

1392
02:11:40,383 --> 02:11:42,723
I think at some place the market makes that decision.

1393
02:11:43,483 --> 02:11:45,863
And I think that if business is here,

1394
02:11:46,083 --> 02:11:51,723
one thing I think that if there was one business in town,

1395
02:11:51,803 --> 02:11:54,143
they're gonna be with, I'd be really concerned

1396
02:11:54,143 --> 02:11:57,603
because I think they may very well kill that business, but the impact is going to be

1397
02:11:57,603 --> 02:12:04,003
spread among a number of businesses. So they all may make some, it takes some hit from it,

1398
02:12:04,183 --> 02:12:10,063
but it will not hit one business alone. I didn't want to point out some people talk about noise,

1399
02:12:10,243 --> 02:12:15,303
it doesn't have a noise ordinance. I'm hoping sometime in the very new future, the city has a light

1400
02:12:15,303 --> 02:12:20,543
pollution ordinance. That's something I like to see us work on. The two things that I heard

1401
02:12:20,543 --> 02:12:26,503
that I really think we need to hear a lot more about is run off, I think that needs to

1402
02:12:26,503 --> 02:12:30,403
be addressed, much greater detail and much greater concern we have here.

1403
02:12:30,663 --> 02:12:31,483
And of course, traffic.

1404
02:12:31,623 --> 02:12:35,723
There's no question that we need to identify as the traffic problems.

1405
02:12:36,163 --> 02:12:40,643
And to me, I'm not as worried about Crocker Road and I certainly appreciate the concerns of

1406
02:12:40,643 --> 02:12:41,443
the neighbors here.

1407
02:12:41,503 --> 02:12:43,743
What I really worry about is one and three.

1408
02:12:44,743 --> 02:12:50,083
And the effect of more traffic trying to turn there because, you know, and I drive for a living

1409
02:12:50,083 --> 02:12:56,943
believe me, nobody turns left off a root 1 on a root 3 if they can figure out an alternative.

1410
02:12:57,483 --> 02:13:00,743
And they can figure out alternatives, they can go through handover sparking a lot, they

1411
02:13:00,743 --> 02:13:05,483
can go through bank of America sparking a lot, they can go over to Edgecom Road and it's

1412
02:13:05,483 --> 02:13:11,543
a real mess, and something's going to have to be done, and that's not in our hands, but

1413
02:13:11,543 --> 02:13:18,223
I think, and I also think that talking about the future, I do think there's a lot of other

1414
02:13:18,223 --> 02:13:27,363
land between the intersection there and this proposal, there's a lot of places other businesses

1415
02:13:27,363 --> 02:13:32,343
can go. And at some point will. And then we're going to have a real nightmare of people

1416
02:13:32,343 --> 02:13:38,083
coming up from North Park Lincolnville, I wanted to turn on there to drive and something

1417
02:13:38,083 --> 02:13:48,203
on to a group three to go to those businesses. I think this is tip of the iceberg. And I think

1418
02:13:48,203 --> 02:13:51,083
Get another battle with D.O.T about, so.

1419
02:13:51,243 --> 02:13:51,763
Thank you.

1420
02:13:56,103 --> 02:13:57,063
It's deferring.

1421
02:13:57,303 --> 02:13:58,523
Eric Sanders, good evening.

1422
02:13:58,943 --> 02:13:59,803
Sorry I was late.

1423
02:14:01,123 --> 02:14:13,103
I worked at Bank of America, so I can tell you that I've spoken with a lot of people that work there that don't live in Belfast, and that do go to tractor supply, and they're all...

1424
02:14:14,283 --> 02:14:16,643
Getties are wrong word, but there is a unique.

1425
02:14:17,223 --> 02:14:19,743
A lot of people shop at tractor supply for various things.

1426
02:14:19,743 --> 02:14:21,003
I've never been in one yet.

1427
02:14:22,123 --> 02:14:25,683
But I would worry for the workers safety at Bank of America,

1428
02:14:25,803 --> 02:14:29,883
at lunch hour crossing the road from our exit

1429
02:14:29,883 --> 02:14:32,003
straight into the parking lot and back and forth.

1430
02:14:33,323 --> 02:14:35,263
So there's traffic studies, and then there's

1431
02:14:35,263 --> 02:14:36,323
reality studies.

1432
02:14:37,783 --> 02:14:42,423
And I would have to say that, and everybody in the show

1433
02:14:42,423 --> 02:14:45,023
if you don't know it, I'm not a supporter of big boxes.

1434
02:14:45,623 --> 02:14:46,223
I'm just not.

1435
02:14:46,223 --> 02:14:48,483
I've campaigned on that 10 years ago.

1436
02:14:49,903 --> 02:14:52,343
I look at South Thomas Donner, or whatever it is,

1437
02:14:52,443 --> 02:14:54,623
beyond Rockland, with the development.

1438
02:14:55,603 --> 02:14:57,963
And we almost bought a house down there in 2004,

1439
02:14:58,223 --> 02:14:59,943
but then we chose to move to Velfast instead.

1440
02:15:00,583 --> 02:15:01,923
And there's reasons for that.

1441
02:15:02,383 --> 02:15:05,003
And what they've done down there is not anything remotely

1442
02:15:05,003 --> 02:15:06,903
like I would like to see up here.

1443
02:15:07,483 --> 02:15:10,563
I've done the trek across Maine for 10 years in a row.

1444
02:15:10,683 --> 02:15:13,163
And every time you enter a farmington from the route,

1445
02:15:13,283 --> 02:15:15,563
you pass a Walmart and the parking lot.

1446
02:15:15,563 --> 02:15:17,183
And then you get into the store town.

1447
02:15:18,263 --> 02:15:21,783
And I think change is good.

1448
02:15:22,083 --> 02:15:24,743
But I think that Belfast is a unique town

1449
02:15:24,743 --> 02:15:25,683
with unique people.

1450
02:15:26,703 --> 02:15:28,823
And some of the letters that I've been reading

1451
02:15:28,823 --> 02:15:30,403
talk about any town USA.

1452
02:15:30,743 --> 02:15:32,783
And I don't think the citizens of Belfast

1453
02:15:32,783 --> 02:15:37,383
may consider themselves just any people USA.

1454
02:15:37,463 --> 02:15:40,283
And I think that's why we're having a healthy discussion.

1455
02:15:41,863 --> 02:15:48,883
Master plan, I'm personally would really like to know or have in writing that the back

1456
02:15:48,883 --> 02:15:51,423
acreage would be just left alone if that's the case.

1457
02:15:51,803 --> 02:15:56,363
I think there's a large contingent of people out there curious about further development,

1458
02:15:56,763 --> 02:15:57,223
potential.

1459
02:15:58,723 --> 02:16:05,383
I think that it would be negligent to do an impact study since we don't know the competition

1460
02:16:05,383 --> 02:16:09,103
of the stores since we don't know anybody besides tractor supply coming.

1461
02:16:10,083 --> 02:16:19,063
That's just those are my thoughts, I'd like to see the process, I'd like to go through it with a neutral even mind, I'm not against it.

1462
02:16:19,363 --> 02:16:22,783
I just don't have enough detail at this time.

1463
02:16:23,143 --> 02:16:29,003
I really admire and look forward to the planning boards work on this and I don't think it's going to be an easy one.

1464
02:16:29,263 --> 02:16:34,343
My final thoughts and just bear with me because I'm a more of a visual person.

1465
02:16:34,343 --> 02:16:38,363
I do not mind Rene's Plaza at all.

1466
02:16:39,963 --> 02:16:41,803
I do not mind Rene's Plaza at all.

1467
02:16:41,983 --> 02:16:44,643
However, if you were proposing to build that today,

1468
02:16:44,663 --> 02:16:50,923
I probably wouldn't think that would be a great idea for looks, for et cetera.

1469
02:16:51,343 --> 02:16:59,103
But here it's already here and we happily shop there and go and go in and out and all of that.

1470
02:16:59,643 --> 02:17:04,743
And behind Rene's, there used to be the grandstands in the horse racing and all of that's gone.

1471
02:17:04,743 --> 02:17:08,343
But 100 years ago, it was a very important component of the town.

1472
02:17:08,943 --> 02:17:10,883
So I do think things change over time.

1473
02:17:11,183 --> 02:17:11,963
They have inflow.

1474
02:17:13,143 --> 02:17:15,243
And therefore, I think it's important to keep an open mind

1475
02:17:15,243 --> 02:17:18,183
about the process and what could happen here

1476
02:17:18,183 --> 02:17:20,683
and how it might not be the end of the world.

1477
02:17:21,063 --> 02:17:23,863
It might be a good thing for many, many people.

1478
02:17:24,403 --> 02:17:25,163
And those are my thoughts.

1479
02:17:30,333 --> 02:17:32,473
I'm shootouts with the Flying Board.

1480
02:17:33,793 --> 02:17:36,533
Lottery comments have been made about the master plan.

1481
02:17:36,533 --> 02:17:43,653
I like to propose that the owner look at the entire property, sort of not so much in terms

1482
02:17:44,293 --> 02:17:48,773
of this type of development of that type of bill, but just look at what the site offers,

1483
02:17:49,133 --> 02:17:55,873
what its limitations are, environmental limitations, how you might address the various things

1484
02:17:55,873 --> 02:18:02,213
we talked about, storm drainage, trail, all the different factors, the neighbors, the tree buffers,

1485
02:18:02,213 --> 02:18:11,403
all these things and maybe create a series of overlays that ultimately leads to perhaps a variety

1486
02:18:11,403 --> 02:18:15,023
of development sites that could be filled in a variety of ways depending what the market

1487
02:18:15,023 --> 02:18:16,803
really says is needed.

1488
02:18:18,123 --> 02:18:23,703
Track to supply seems like a really good business for the site from what I've heard.

1489
02:18:24,523 --> 02:18:28,943
And maybe there are other businesses that could be more attracted to this site by knowing.

1490
02:18:28,963 --> 02:18:39,843
Having more about the site itself than what we know right now, seems like most of the information is built around what happens with the trackers supply or proposal, which is fine.

1491
02:18:40,503 --> 02:18:44,983
But for the whole site, it would be better to know more about the whole property.

1492
02:18:45,583 --> 02:18:52,223
That could lead to discussions like, hey, maybe part of it shouldn't be developed at all because of various environmental considerations or whatever.

1493
02:18:53,343 --> 02:18:56,883
On the other hand, it may open up other opportunities that we can't see without more information.

1494
02:18:56,883 --> 02:18:59,103
So, I'm

1495
02:19:01,473 --> 02:19:04,753
Jim Duff, and I'm a member of the Design Review Committee.

1496
02:19:06,073 --> 02:19:09,013
I just want to pose a brief question to the applicant.

1497
02:19:09,673 --> 02:19:17,033
How was it determined that the building would be 19,000 square feet plus a few?

1498
02:19:32,963 --> 02:19:40,943
I believe the question was, how did you determine the size of the building, which is just a few square feet more than 19,000?

1499
02:19:40,943 --> 02:19:45,983
The size of the buildings dictated by tractor supply, they really have two models.

1500
02:19:46,303 --> 02:19:51,423
They have a 19,097 square foot model, and really that comes from just the dimensions.

1501
02:19:51,823 --> 02:19:54,103
It's 125 wide by 150 deep.

1502
02:19:54,543 --> 02:19:56,383
They're doing 90% of their stores.

1503
02:19:57,103 --> 02:19:57,823
That size.

1504
02:19:58,343 --> 02:20:07,743
They do have a prototype out west where they do 21,930 square feet because they have interior

1505
02:20:07,743 --> 02:20:12,663
structure for hay sales as much hay sales in the eastern part of the U.S. as there is in the western

1506
02:20:12,663 --> 02:20:16,603
so that's how they arrived at that particular size.

1507
02:20:17,023 --> 02:20:21,783
Are there other tractor supply stores of this size 19,097 square feet?

1508
02:20:22,103 --> 02:20:29,743
All their new builds that they build from the ground up will be 19,000 yeah the 19,000 square feet.

1509
02:20:30,063 --> 02:20:30,623
Thank you.

1510
02:20:31,043 --> 02:20:31,563
Sure.

1511
02:20:33,163 --> 02:20:37,463
I don't have any additional comments but I'm wondering if you want to talk about what to

1512
02:20:37,463 --> 02:20:37,983
do next.

1513
02:20:37,983 --> 02:20:42,523
I have a comment, Samantha Paret here, Mayor.

1514
02:20:44,343 --> 02:20:49,623
So, in a couple of other comments, I heard people speak about smart growth.

1515
02:20:50,263 --> 02:20:56,663
And I just wanted to clarify that the 10 principles of smart growth include mixed land uses,

1516
02:20:56,983 --> 02:21:02,583
taking advantage of compact building design, creating a range of housing opportunities and choices,

1517
02:21:02,583 --> 02:21:09,703
creating walkable neighborhoods with a variety of transportation options, fostering distinctive

1518
02:21:09,703 --> 02:21:12,983
and attractive communities with a strong sense of place.

1519
02:21:14,003 --> 02:21:19,023
Preserving open space farmland, natural beauty and critical environmental areas, strengthening

1520
02:21:19,963 --> 02:21:26,103
and directing and direct development towards existing communities, providing a variety of

1521
02:21:26,103 --> 02:21:31,023
transportation choices, making development decisions predictable, fair, and cost effective,

1522
02:21:31,023 --> 02:21:35,743
of an encouraging community and stakeholder collaboration in development decisions.

1523
02:21:39,083 --> 02:21:46,483
I've heard that it may be negligent to do an economic impact study by a fellow counselor.

1524
02:21:47,843 --> 02:21:53,143
My concern here, and I think someone else comment on this as well, is that it seems like this

1525
02:21:53,143 --> 02:22:01,003
is just a proposal for a tractor supply on the face of it, but I worry about doing

1526
02:22:02,283 --> 02:22:10,343
and proceeding with that only in mind when we're looking at an entire parcel of land, you

1527
02:22:10,343 --> 02:22:11,403
know what?

1528
02:22:11,403 --> 02:22:20,723
And this master plan is important in that we're thinking about Belfast and 50 to 200 years.

1529
02:22:21,383 --> 02:22:25,863
And if we're just reviewing this on the concept of tractor supply, I worry that we're selling

1530
02:22:25,863 --> 02:22:29,523
off like individual, as you said, you're selling off individual lots.

1531
02:22:29,523 --> 02:22:32,083
and then what becomes of the bigger hole.

1532
02:22:34,623 --> 02:22:39,163
So that is, that's my thought.

1533
02:22:39,663 --> 02:22:44,583
I'm just wanting to clarify what this Mark Grove principles were

1534
02:22:44,583 --> 02:22:49,743
and agreeing that it does seem like if a face of this

1535
02:22:49,743 --> 02:22:53,583
were just approving a transfer moving forward with the idea

1536
02:22:53,583 --> 02:22:54,603
of a tractor supply.

1537
02:22:55,223 --> 02:22:57,943
But I'm wanting us all to keep in mind that the master plan,

1538
02:22:57,943 --> 02:23:01,543
the larger master plan is very, very much importance.

1539
02:23:03,763 --> 02:23:08,083
And with that, so we have two items.

1540
02:23:08,323 --> 02:23:14,723
The first item we need to consider is, should the applicant be required to prepare a comprehensive

1541
02:23:14,723 --> 02:23:17,703
economic and community impact assessment.

1542
02:23:18,343 --> 02:23:23,503
And I'm wondering, Wayne, if you could, give us a brief outline of what that would entail.

1543
02:23:23,503 --> 02:23:25,623
And did you please use the microphone?

1544
02:23:26,763 --> 02:23:28,903
I'm going to read right from the ordinance.

1545
02:23:29,063 --> 02:23:29,663
Thank you.

1546
02:23:30,163 --> 02:23:35,423
And again, the intent here is that the applicant

1547
02:23:35,423 --> 02:23:39,263
would be required to provide funds to the city.

1548
02:23:39,503 --> 02:23:44,463
The city would then go hire a firm to do the impact study.

1549
02:23:45,503 --> 02:23:51,523
And then the council with recommendations from the planning board

1550
02:23:51,523 --> 02:24:04,803
would review the impact study and make the decision is about whether or not the project did not create an adverse impact to the fact that it should be able to go forward.

1551
02:24:06,203 --> 02:24:18,683
The reason why we put the impact study up front when we wrote the code in 2007 is that if the council, I'll get into that in just a moment, made a decision that the impact study would create an adverse impact

1552
02:24:18,683 --> 02:24:25,683
that where we wanted to not have the applicant have to go forward with doing all the

1553
02:24:25,683 --> 02:24:30,963
site plan work that they need to do because that's how critical it was and again

1554
02:24:30,963 --> 02:24:35,443
when that impact study was largely envisioned it was for the larger retail store

1555
02:24:35,443 --> 02:24:41,263
When the code was written as well the onus was put on the council to make the decision on the impact study

1556
02:24:41,263 --> 02:24:46,303
more so than the planning board the planning board was a recommending body because it was viewed that the impact

1557
02:24:46,303 --> 02:24:53,463
study was largely focusing on economic impact, as well as impact on municipal services, and that

1558
02:24:53,463 --> 02:24:58,523
the council was in the best position to make that call as opposed to the planning board.

1559
02:24:58,723 --> 02:24:59,943
That sort of some background.

1560
02:25:00,523 --> 02:25:04,963
So the two things that are comprised of the study itself, the first is analysis of impact

1561
02:25:04,963 --> 02:25:10,803
on local economy, that it identifies six criteria, and this is mostly used in it says,

1562
02:25:10,803 --> 02:25:16,103
is using existing studies in data, and through the collection analysis of new data, the

1563
02:25:16,103 --> 02:25:17,983
analysis show identify the following.

1564
02:25:19,323 --> 02:25:22,323
One, the economic effects of the proposed development

1565
02:25:22,323 --> 02:25:24,583
on existing retail operations.

1566
02:25:25,783 --> 02:25:30,243
Two, sub-supply and demand for retail space.

1567
02:25:31,383 --> 02:25:36,343
Three, number and location of existing retail establishments,

1568
02:25:36,743 --> 02:25:40,263
where there is an overlap of goods and services offered.

1569
02:25:41,783 --> 02:25:47,643
for employment, including projected net job creation and loss.

1570
02:25:48,903 --> 02:25:51,303
5. Retail wages and benefits.

1571
02:25:52,483 --> 02:25:57,343
Recognize that there was not a minimal current,

1572
02:25:57,343 --> 02:25:58,943
their own wage law didn't apply back there.

1573
02:25:58,963 --> 02:26:28,943
So, the things have really changed. In seven, six is captured share of existing retail sales. In seven is sales revenue retained and reinvested into local area. A lot of those criteria were taken right out of the inform growth act. So, that's where a lot of that was the genesis a lot of where those were. When we took the inform growth act, we scripted out all the environmental considerations.

1574
02:26:29,583 --> 02:26:33,103
because review those is being better addressed through site plan.

1575
02:26:33,903 --> 02:26:37,823
Review, we would have more concrete data than the generic data that

1576
02:26:38,783 --> 02:26:40,803
done before you had much of assessment.

1577
02:26:41,543 --> 02:26:45,363
So the number one was the analysis of impact on local economy.

1578
02:26:46,543 --> 02:26:48,943
Before I go on to the second, I just asked if there's any questions.

1579
02:26:54,073 --> 02:26:57,253
B, analysis, municipal revenues, and expenditures.

1580
02:26:58,373 --> 02:27:00,833
This is probably a more traditional impact study.

1581
02:27:00,833 --> 02:27:06,673
Using existing studies in data, and through the collection analysis of new data, the analysis

1582
02:27:06,673 --> 02:27:14,073
showed identified the following, one municipal revenue is generated, two municipal capital

1583
02:27:14,073 --> 02:27:20,613
service and maintenance costs caused by the development construction and operation, including

1584
02:27:20,613 --> 02:27:28,513
cost of roads, traffic control, and pedestrian bicycle amenities, three municipal capital

1585
02:27:28,513 --> 02:27:33,953
service and maintenance costs caused by the development, construction and operation, including

1586
02:27:33,953 --> 02:27:42,493
cost of police, fire, rescue, and sewer services, four amount of public subsidies, including

1587
02:27:42,493 --> 02:27:50,933
tax increment financing, and five, public water, utility, sewerage disposal, and solid waste

1588
02:27:50,933 --> 02:27:57,193
disposal capacity, and the cost of providing such services. Those are the two things

1589
02:27:57,193 --> 02:28:02,413
who are really, through broad categories that are identified in the impact study.

1590
02:28:05,483 --> 02:28:14,563
And Wayne, we are to consider the entire master plan when deciding whether to do economic

1591
02:28:14,563 --> 02:28:15,443
impact study.

1592
02:28:16,043 --> 02:28:17,003
Do you have any questions?

1593
02:28:17,463 --> 02:28:17,863
I'm sorry.

1594
02:28:19,203 --> 02:28:27,443
When you go up a little bit further, it talks about looking at, there's a lot of discussion about

1595
02:28:27,443 --> 02:28:30,783
the impact of a large retail store in the code.

1596
02:28:31,563 --> 02:28:34,643
And so that was a lot of the genesis of the study.

1597
02:28:35,643 --> 02:28:38,063
And again, we took it out of the informed growth act.

1598
02:28:38,383 --> 02:28:41,763
It is mandatory for anything, 75,000 square foot and greater

1599
02:28:41,763 --> 02:28:44,963
and not for 20,000 square foot and less.

1600
02:28:45,643 --> 02:28:47,723
And I think part of your difficulty in this case

1601
02:28:47,723 --> 02:28:52,343
is to be looking at the impact from development

1602
02:28:52,343 --> 02:28:53,823
that is not as well defined.

1603
02:28:55,343 --> 02:29:01,763
Anything is truly well defined as the tractor supply store and not knowing what the type of

1604
02:29:01,763 --> 02:29:07,023
restaurant would be, what the type of small retail would be, and then if you're looking

1605
02:29:07,023 --> 02:29:11,043
at the impact of housing, that's sure that there's a lot of consideration.

1606
02:29:12,423 --> 02:29:16,243
And on hotel, it would be, you need to take a look as to about what the impact would be

1607
02:29:16,243 --> 02:29:18,343
on other hotels, primarily on the east side.

1608
02:29:18,343 --> 02:29:24,503
So the economic impact study would take into consideration the entire master plan?

1609
02:29:24,623 --> 02:29:27,943
It was really a challenge to look at the total amount of development on the site.

1610
02:29:28,923 --> 02:29:34,383
So with the proposal before us as this master plan, it would take into account the entire master plan.

1611
02:29:37,023 --> 02:29:37,763
Thank you.

1612
02:29:40,823 --> 02:29:45,163
So we could move forward with the discussion on this item.

1613
02:29:47,223 --> 02:29:49,283
I'm wondering how

1614
02:29:51,843 --> 02:29:55,523
best to do that if we want to limit like a time we have two items before

1615
02:29:55,523 --> 02:29:57,703
us in the 830 now.

1616
02:29:58,003 --> 02:30:05,763
So we have a half an hour discussed for discussion and then hopefully move forward with some

1617
02:30:05,763 --> 02:30:07,003
sort of motion.

1618
02:30:07,863 --> 02:30:08,363
That's not okay.

1619
02:30:10,863 --> 02:30:12,083
Is there someone that would like to speak?

1620
02:30:12,743 --> 02:30:13,483
The

1621
02:30:18,093 --> 02:30:19,053
Council has two choices.

1622
02:30:19,493 --> 02:30:20,933
When I say the Council, I apologize.

1623
02:30:21,053 --> 02:30:21,953
It's Council Board.

1624
02:30:22,673 --> 02:30:26,353
You can either take action tonight on these two issues,

1625
02:30:26,353 --> 02:30:31,693
or what you can do is basically continue to

1626
02:30:31,693 --> 02:30:32,773
another joint meeting.

1627
02:30:33,293 --> 02:30:36,133
But the decisions have to be by the joint bodies.

1628
02:30:36,873 --> 02:30:38,813
That's the way that the code is set up.

1629
02:30:44,103 --> 02:30:46,403
Is there a member that would like to speak for us?

1630
02:30:46,703 --> 02:30:47,023
Yes, Neil.

1631
02:30:48,883 --> 02:30:51,903
I think you, I would just like to ask Wayne a little bit about process.

1632
02:30:51,903 --> 02:30:59,843
And the timeline that would be quite or how long with this process take to do this impact study.

1633
02:31:04,023 --> 02:31:07,003
You told me this evening to do one.

1634
02:31:07,523 --> 02:31:13,343
What we would do is we don't have to necessarily go through a request for proposal process.

1635
02:31:13,783 --> 02:31:19,623
We can reach out directly to the few firms in the state who may even have the capability of doing it.

1636
02:31:19,623 --> 02:31:26,503
My guess is it would take anywhere from three to four weeks to put someone under contract with a defined scope of work.

1637
02:31:27,563 --> 02:31:33,103
And then it would probably be under the law if I recall they talked about 45 days to prepare the study

1638
02:31:33,623 --> 02:31:36,923
and then it would be bringing it back to the council, another joint meeting.

1639
02:31:42,473 --> 02:31:48,713
So here at 75, you're probably at somewhere in a range of 90 to 110 days.

1640
02:31:48,713 --> 02:31:56,313
For the time period that you said, do the study to the time period where the study would be done and the results would come back.

1641
02:31:56,953 --> 02:32:06,613
What I, I would want to, we would get a better sense of that timeline to actually do the analysis after actually speaking with firms who may be in a position to do the work.

1642
02:32:07,513 --> 02:32:14,933
Some of the timelines were identified in the original and foreign growth act also considered environmental considerations that are not part of this review.

1643
02:32:15,873 --> 02:32:19,193
And so maybe the time period may be a bit less.

1644
02:32:22,243 --> 02:32:25,123
I think three to four weeks to put somebody on their contract will be really optimistic

1645
02:32:25,123 --> 02:32:28,663
because we have to draft the RFP, it goes out to bid, right?

1646
02:32:28,763 --> 02:32:30,043
We've got to bid for it.

1647
02:32:30,203 --> 02:32:30,923
We don't have to go for it.

1648
02:32:39,853 --> 02:32:42,693
Given that we're talking about the whole property, the master plan,

1649
02:32:44,093 --> 02:32:45,933
how can they possibly do an impact study?

1650
02:32:46,713 --> 02:32:48,013
We don't know how we're talking about.

1651
02:32:48,413 --> 02:32:50,773
There's no, there are no defined businesses.

1652
02:32:50,773 --> 02:32:55,193
So, and we don't, we're not comparing apples to oranges of bananas.

1653
02:32:56,293 --> 02:32:58,253
We've got nothing compared to their milk particles.

1654
02:32:58,933 --> 02:33:00,353
So, I don't know if we can do it.

1655
02:33:07,923 --> 02:33:12,703
Potential approach would be to not have, and I think,

1656
02:33:12,703 --> 02:33:14,943
I'll put things on the table, why not?

1657
02:33:15,423 --> 02:33:18,403
Not having impact study done for the director's supply proposal.

1658
02:33:19,243 --> 02:33:27,923
Should there be a development that has some degree of

1659
02:33:27,923 --> 02:33:28,803
and then you have the impact.

1660
02:33:32,903 --> 02:33:38,923
You could also

1661
02:33:41,003 --> 02:33:58,623
consider a different threshold if there's some comfort level that people have, that they're okay with tractor supply, but maybe there's a trigger on the other side, maybe it's size, something like that, you could come up with your own trigger that you felt like was more appropriate for today.

1662
02:33:59,763 --> 02:34:03,783
Wayne, this is a theoretical question for you.

1663
02:34:04,143 --> 02:34:12,263
If we didn't go forward with an impact study on the first four lots, and they came back later

1664
02:34:12,263 --> 02:34:17,703
with a big box store on March 5, would we then have a second chance for an impact?

1665
02:34:17,763 --> 02:34:21,563
Yes, that's what I was suggesting, and I think that's what Sadie was suggesting as well,

1666
02:34:21,983 --> 02:34:26,483
is that today is that the only decision you're going to be making is not to require an impact

1667
02:34:26,483 --> 02:34:31,723
study for the tractor supply component of the project, and that you would reserve judgment

1668
02:34:31,723 --> 02:34:38,023
on any other development on the site, and making that a basically as a condition of the

1669
02:34:38,023 --> 02:34:42,803
approval that would be established by the planning board, and ultimately through the city

1670
02:34:42,803 --> 02:34:44,543
Council on a contract rezoning agreement.

1671
02:34:44,943 --> 02:34:51,083
So the only thing that you are saying, you don't have to do the impact study on is a 20,000

1672
02:34:51,083 --> 02:34:52,923
square foot redevelopment.

1673
02:34:52,923 --> 02:35:08,503
You are not making a decision on any other potential use of the property as maybe propose in the master plan or as maybe propose out of future date for any other portion of the property.

1674
02:35:09,403 --> 02:35:13,863
And for me that would be a much easier decision to go forward with at this time.

1675
02:35:15,653 --> 02:35:15,913
Daisy.

1676
02:35:17,473 --> 02:35:18,833
Can you pass a microphone?

1677
02:35:25,963 --> 02:35:32,163
My question is sort of speak to what the mayor was mentioning about,

1678
02:35:32,203 --> 02:35:40,943
smart growth and erosion of a large property by gradual subdivision.

1679
02:35:41,743 --> 02:35:48,703
So I don't know if an impact study is appropriate for very theoretical businesses,

1680
02:35:49,603 --> 02:36:06,873
But what other means do we have to give the people of Belfass what they deserve as far as keeping the character of our town, of the feeling that the smart growth pencil is that sounds like there's a lot of agreement in the room and in town.

1681
02:36:06,873 --> 02:36:16,813
So, what can we do to prevent that eating away a process that results in straw?

1682
02:36:18,473 --> 02:36:20,573
So, what are alternatives?

1683
02:36:20,973 --> 02:36:22,873
Because I think this poverty is unique.

1684
02:36:23,453 --> 02:36:24,373
It's very large.

1685
02:36:24,873 --> 02:36:26,293
It's undeveloped.

1686
02:36:27,073 --> 02:36:28,273
It's got woodland.

1687
02:36:29,693 --> 02:36:32,173
It's got potential agricultural land on it.

1688
02:36:32,233 --> 02:36:33,593
And it's near town.

1689
02:36:33,593 --> 02:36:36,093
And it's near, there are a lot of special characteristics

1690
02:36:36,093 --> 02:36:37,213
about this site.

1691
02:36:37,333 --> 02:36:40,293
And I think it does deserve special process.

1692
02:36:48,143 --> 02:36:50,463
OK, Erica, something to say right now, Scott.

1693
02:36:51,963 --> 02:36:57,863
2007, after a multi-year process, the city of Belfast

1694
02:36:57,863 --> 02:37:00,743
decided that this was the one site in Belfast

1695
02:37:01,183 --> 02:37:04,283
that should be reserved for larger retail development.

1696
02:37:05,463 --> 02:37:13,643
They'll fast as 22,000 plus acres, not all of those 22,000 plus acres need to be reserved for

1697
02:37:13,643 --> 02:37:18,063
woodland, for farmland, or for other similar type of uses.

1698
02:37:18,803 --> 02:37:24,603
This is a site that is compact, it's adjacent to the existing retail development in the city.

1699
02:37:25,223 --> 02:37:27,663
It is inside the urban compact zone.

1700
02:37:28,763 --> 02:37:33,583
There is public sewer right next door, at the Nixon pump station, there's actually sewer

1701
02:37:33,583 --> 02:37:36,143
to this individual property through the easement that goes through.

1702
02:37:36,863 --> 02:37:42,103
When you start looking at the area, I'm going to echo something at Paul Dinsett as well

1703
02:37:42,103 --> 02:37:48,143
is that we looked from a traffic perspective back in like 2001-2002 with all different locations

1704
02:37:48,143 --> 02:37:48,863
in Belfast.

1705
02:37:49,263 --> 02:37:51,383
This was one of only two that made work.

1706
02:37:51,983 --> 02:37:56,443
The other one didn't work because of control of access highway down on Route 1.

1707
02:37:56,443 --> 02:38:03,103
This is one that we, certainly, went out and looked at any number of additional sites and

1708
02:38:03,103 --> 02:38:08,943
they didn't have either the topography, the size to be able to support large development.

1709
02:38:09,763 --> 02:38:12,683
I'm going to go back to something that Mike said because it's something I've also talked

1710
02:38:12,683 --> 02:38:13,643
to Mike about.

1711
02:38:14,323 --> 02:38:17,343
Stairer Drive is a major success story in Bellfast.

1712
02:38:18,923 --> 02:38:23,843
If you would think about what it is to take a Dunkin Donuts in a Subway and to make all

1713
02:38:23,843 --> 02:38:29,983
those individual crew cuts on Route 3 for a business that may be about 3,000 square feet in size.

1714
02:38:30,643 --> 02:38:32,023
Because that's what those are.

1715
02:38:33,103 --> 02:38:37,483
And you would line those up and down to be that as sprawling type development.

1716
02:38:38,043 --> 02:38:43,283
When you take development on a site, put it on a single access drive, run it through a

1717
02:38:43,283 --> 02:38:48,063
signal light, keep it inside urban compact, where there are services to be you're

1718
02:38:48,063 --> 02:38:49,123
starting to make things work.

1719
02:38:49,123 --> 02:38:54,203
Some of the things that I think were wrong that Bell fasted in the past is that they decided

1720
02:38:54,203 --> 02:38:59,223
once before in the 1990s that development should all occur along the Searsport Avenue

1721
02:38:59,223 --> 02:38:59,943
and we won.

1722
02:39:00,343 --> 02:39:07,063
The city extended sewer services all the way to the Bell Fast Searsport line minus a few feet.

1723
02:39:07,663 --> 02:39:13,003
And that was the idea of how to take development, put it on a 55 mile an hour highway with

1724
02:39:13,003 --> 02:39:17,923
curved cuts all along the line before M dot put in what it gets to be access

1725
02:39:17,923 --> 02:39:21,863
management standards. That to me is sprawling potential for sprawling development.

1726
02:39:22,403 --> 02:39:25,983
If you look at that area, there is no depth to any of the development along those

1727
02:39:25,983 --> 02:39:30,843
areas. This is one of the few places along Route 3 that we actually have a chance

1728
02:39:30,843 --> 02:39:36,463
for some depth of development and not just one store sticking along the road and not

1729
02:39:36,463 --> 02:39:41,943
having any connection to anything else. So I'm going to say right up fine. I reject

1730
02:39:41,943 --> 02:39:48,483
the fact that the contention that this is not a good place for development. I reject the fact

1731
02:39:48,483 --> 02:39:54,203
that where smart growth has to be looked at on each and every parcel, meaning on an individual

1732
02:39:54,203 --> 02:40:00,723
basis, you need to look at it community-wide, and that's what smart growth really talks about.

1733
02:40:01,283 --> 02:40:06,723
If you take where it gets to be, is that I'm going to pick up, I'm sorry, I take what comes out

1734
02:40:06,723 --> 02:40:11,123
of the gateway one study, which Steve participated in any number of years in which the city participated

1735
02:40:11,723 --> 02:40:16,103
These are the type of barriers where you're trying to have to think is what's the speed of highway in this area?

1736
02:40:17,663 --> 02:40:19,463
25 and 35 miles an hour.

1737
02:40:20,383 --> 02:40:32,263
So I would suggest to folks that when you look at things, there's some controls in this area right now to be able to do things through contract rezoning to put additional particular stipulations on.

1738
02:40:32,663 --> 02:40:39,003
There is the ability to have a look at the property, should any further development be proposed by having conditions,

1739
02:40:39,003 --> 02:40:43,463
if you say that the impact study is required for the first but you may require for any future

1740
02:40:43,463 --> 02:40:47,643
development and those are the type of tools the municipality is often trying to rest.

1741
02:40:48,203 --> 02:40:55,223
Wayne, thank you for your opinion. However, I'm not sure that we got to the basis of Daisy's

1742
02:40:55,223 --> 02:40:57,623
question. Do you feel like your question was answered?

1743
02:41:07,543 --> 02:41:12,583
I think there's a certain kind of up, there's areas on here should be reserved for agriculture.

1744
02:41:13,803 --> 02:41:16,623
No, I think her question was, if you want to question, if you want to clarify,

1745
02:41:16,843 --> 02:41:20,643
all fast is zoned to allow agricultural uses.

1746
02:41:21,143 --> 02:41:24,663
Wait, I understand that you have an opinion about it.

1747
02:41:24,703 --> 02:41:26,523
I'm just a little opinion, is it a policy?

1748
02:41:27,063 --> 02:41:29,023
Okay, Daisy had a question.

1749
02:41:31,893 --> 02:41:32,813
Can you use the microphone?

1750
02:41:33,333 --> 02:41:33,693
Thank you.

1751
02:41:33,693 --> 02:41:39,533
If just to reiterate my question is about process, so what's appropriate process for this

1752
02:41:39,533 --> 02:41:41,073
special lot?

1753
02:41:42,593 --> 02:41:49,613
What are the alternatives to a full-on impact setting that looks at economics in environmental

1754
02:41:49,613 --> 02:41:50,573
issues?

1755
02:41:51,553 --> 02:41:57,513
And municipal impacts, and so what other methods are to understand with the impacts on

1756
02:41:57,513 --> 02:42:01,853
public sewer, water, et cetera, and how they're balanced by tax revenue, et cetera.

1757
02:42:02,853 --> 02:42:07,013
What's the next step if we reject the impact study?

1758
02:42:08,173 --> 02:42:09,333
How do we shade it?

1759
02:42:14,983 --> 02:42:16,023
Steve, are you wanting to?

1760
02:42:16,023 --> 02:42:17,523
Steve has already asked the question.

1761
02:42:17,823 --> 02:42:19,203
You've already spoken on this issue.

1762
02:42:19,863 --> 02:42:21,173
Wayne, did you want to respond again?

1763
02:42:22,063 --> 02:42:22,483
Or, it looks like-

1764
02:42:22,483 --> 02:42:27,333
I think that the tool that was suggested to put on the table is that

1765
02:42:28,503 --> 02:42:33,843
the only thing that we're waving an impact study on at this point in time

1766
02:42:33,843 --> 02:42:37,663
is for a 19,000 square foot retail development.

1767
02:42:38,743 --> 02:42:42,183
There is no decision being made by this council or planning board

1768
02:42:42,183 --> 02:42:45,143
to wave of impact study for any future development

1769
02:42:45,143 --> 02:42:46,343
to let occur on the site.

1770
02:42:47,223 --> 02:42:48,723
To clarify, there's been no motion

1771
02:42:48,723 --> 02:42:52,863
or no deliberation by the council or the group

1772
02:42:52,863 --> 02:42:56,923
among us of council board to exempt this one development.

1773
02:42:56,923 --> 02:42:58,983
That is a possible proposal.

1774
02:43:01,983 --> 02:43:10,203
So I'll move to I see Neil, Declan and Mike, did not in this, not in this discussion

1775
02:43:13,243 --> 02:43:14,463
after.

1776
02:43:15,803 --> 02:43:17,643
So again, I'm going to ask for patients.

1777
02:43:18,303 --> 02:43:23,403
There's a lot of us around the table, and I can't keep track of if you've spoken or not.

1778
02:43:23,843 --> 02:43:32,003
And so please be respectful, and if you have used time, then deferred to someone else who has not asked a question.

1779
02:43:32,003 --> 02:43:34,323
And we have about 15 minutes on this item.

1780
02:43:34,603 --> 02:43:36,343
We agreed to half an hour.

1781
02:43:37,523 --> 02:43:40,263
And so Neil, have you asked a question in this discussion?

1782
02:43:40,263 --> 02:43:40,923
I just got to ask this question.

1783
02:43:43,933 --> 02:43:47,273
So we'll go to Mike and then Declan.

1784
02:43:47,733 --> 02:43:51,433
And I'm asking that we all, again, I hope you've already said.

1785
02:43:53,463 --> 02:43:54,243
Thank you.

1786
02:43:54,303 --> 02:43:55,783
And Daisy, I agree with you.

1787
02:43:57,143 --> 02:43:59,143
It's a really special property.

1788
02:43:59,963 --> 02:44:02,543
And I think it's special for exactly the purpose.

1789
02:44:02,743 --> 02:44:04,283
That's being proposed for it.

1790
02:44:05,063 --> 02:44:19,423
I think it's greatest value to the city and to the people of Belfast is that all of this stuff that wants to go there will go on and read three if we don't have this. It'll go on and read one.

1791
02:44:20,863 --> 02:44:25,123
And I don't think it's our, it's not my mission to stop all, you know.

1792
02:44:25,123 --> 02:44:30,403
I'm not in the business of saying, trying to manipulate this, to stop, track, or supply.

1793
02:44:31,803 --> 02:44:37,663
So I think it's really that if you want to contain stuff, you want to keep it close,

1794
02:44:37,763 --> 02:44:42,123
you want to make it so that people can get to it and by the way, thank you Mayor, I think

1795
02:44:42,123 --> 02:44:45,103
that was really good reading those points.

1796
02:44:45,863 --> 02:44:52,603
I do completely support the idea of maintaining the impact study for any large growth that

1797
02:44:52,603 --> 02:44:56,063
exceeds sort of what's projected. Thank you,

1798
02:44:58,333 --> 02:44:58,593
David.

1799
02:45:01,673 --> 02:45:05,033
I'd like to know how this impacts contract

1800
02:45:05,033 --> 02:45:11,173
rezoning. It looks like we're coming down to just talking about one small lot, one small business

1801
02:45:12,133 --> 02:45:16,953
and yet we're here because we need to deal with contract rezoning on this whole pencil.

1802
02:45:19,593 --> 02:45:22,453
So where are we? What are we going to do about contract?

1803
02:45:26,433 --> 02:45:32,693
There are some opportunities to have the

1804
02:45:33,433 --> 02:45:38,733
specific conditions of the contract to apply the specific development of this property, this

1805
02:45:38,733 --> 02:45:47,753
individual tractor supply, with having general guidelines for the remainder, with I always

1806
02:45:47,753 --> 02:45:49,113
fall back on this one.

1807
02:45:50,073 --> 02:45:55,893
One street shipyard has a amendment 3, 4, 5, 6, 7, 8 and 8, 8, 8, 8 to their contract,

1808
02:45:55,893 --> 02:46:03,453
as things change, there's an opportunity to make additional, that's my follow.

1809
02:46:04,053 --> 02:46:08,193
Additional changes to what the agreement happens to be.

1810
02:46:08,513 --> 02:46:11,233
It's something that's going to be in flex over time.

1811
02:46:11,513 --> 02:46:15,133
Particularly when you have a master plan, which is what a master plan is,

1812
02:46:15,433 --> 02:46:20,773
that identifies broad uses for a site and not all the specifics of a site.

1813
02:46:20,773 --> 02:46:27,633
So, through a contract rezoning agreement, you always, any planning board, who will really,

1814
02:46:27,893 --> 02:46:32,213
you have the ability to have the project come back as any amendments may occur to the site.

1815
02:46:32,873 --> 02:46:33,113
That's it.

1816
02:46:33,193 --> 02:46:34,693
To me, is the number one to you?

1817
02:46:38,563 --> 02:46:40,643
Do you have a question, or are

1818
02:46:43,393 --> 02:46:44,913
you?

1819
02:46:49,303 --> 02:46:53,703
How does the group feel about the applicant providing recommendation?

1820
02:46:56,973 --> 02:46:58,253
Is there general consensus?

1821
02:46:59,253 --> 02:46:59,613
Yes.

1822
02:46:59,613 --> 02:47:01,693
Can we pass a microphone?

1823
02:47:08,823 --> 02:47:12,143
Listening to the thoughtful conversation that you're having.

1824
02:47:12,903 --> 02:47:20,503
It seems like it's some of the comments from more around maybe master planning principles

1825
02:47:21,603 --> 02:47:28,703
or design goals for the master plan recognizing that the tractor supply is the only user

1826
02:47:28,703 --> 02:47:29,823
that's known right now.

1827
02:47:29,823 --> 02:47:35,783
So rather than kind of the impact study that seemed geared more

1828
02:47:35,783 --> 02:47:42,243
for big box Walmart size establishments, perhaps in the contract

1829
02:47:42,243 --> 02:47:47,223
rezoning, we come up with some design goals for the rest

1830
02:47:47,223 --> 02:47:52,723
of the parcel that's more kind of narrative form around compatibility,

1831
02:47:52,863 --> 02:47:58,043
around interconnections so that there's guidance to the owner.

1832
02:47:58,043 --> 02:48:27,063
There's also guidance to the board and confidence by the council that moving forward, this is how a project will build out in a smart growth way and a compatible way, recognizing, we don't know yet, you know, what those other, those other uses are, so that could be a way to shape this, to provide guidance for everybody kind of moving forward and some confidence around how tractor supply fits into a lot of the picture power.

1833
02:48:28,043 --> 02:48:28,663
Thank you.

1834
02:48:32,263 --> 02:49:01,803
So, in keeping in mind that ten smart growth principles that the mayor read to us, in particular, some that really struck a chord with me, or maybe they weren't specifically stated, but full into those, would be in light of your comment, would be shared parking opportunities, would be very particular.

1835
02:49:01,803 --> 02:49:08,583
industry and biking friendly opportunities because there's a good chance we're going to very

1836
02:49:08,583 --> 02:49:18,723
shortly be entering into a common streets conversation and decision and also keeping in mind

1837
02:49:18,723 --> 02:49:26,023
comments we heard about wildlife on the back of the property so possible wildlife corridors,

1838
02:49:26,023 --> 02:49:33,843
trail corridors that weren't specifically mentioned in the ten listed items but certainly

1839
02:49:33,843 --> 02:49:41,403
relate and come back to comments we've heard tonight. And I just want to make a separate

1840
02:49:41,403 --> 02:49:48,743
comment and in our discussions the grocery store comment has not come up and of the things

1841
02:49:48,743 --> 02:49:55,923
I heard tonight, this is something we've heard in this community for years, and it came

1842
02:49:55,923 --> 02:49:57,443
back to the forefront tonight.

1843
02:49:57,543 --> 02:50:05,123
It was the most repeated comment in this room from the public tonight, and if I were

1844
02:50:05,123 --> 02:50:12,183
the owner of this property, I would want to be told very specifically that that was the most

1845
02:50:12,183 --> 02:50:19,063
repeated comment that happened in this room tonight and possibly small retail and another

1846
02:50:19,063 --> 02:50:24,603
bank lot when we have banks of the Yazoo and you know I look at this master plan that was

1847
02:50:24,603 --> 02:50:30,703
presented with all good intention and and some really good parts to it but after listening

1848
02:50:30,703 --> 02:50:36,243
tonight I'm thinking that a lot across from tractor supply should be a grocery store personally.

1849
02:50:38,263 --> 02:50:39,483
Thank you, Mary.

1850
02:50:42,933 --> 02:50:43,193
Wait.

1851
02:50:47,163 --> 02:50:48,543
Just a little clarification.

1852
02:50:49,443 --> 02:50:52,103
I know Bob represents the fear of families.

1853
02:50:53,903 --> 02:50:55,883
And are there three of you together?

1854
02:50:58,523 --> 02:50:59,263
Let me just continue.

1855
02:51:00,703 --> 02:51:03,443
I know you're developing the tractor trail a lot.

1856
02:51:03,763 --> 02:51:06,363
Are you going to develop the rest of the parcel, too?

1857
02:51:06,903 --> 02:51:07,223
Is that?

1858
02:51:09,853 --> 02:51:13,733
We have no intentions of being involved in any other part of the parcel.

1859
02:51:17,523 --> 02:51:20,783
Well, working with tractor supply, I'm just giving guidance to everybody.

1860
02:51:20,783 --> 02:51:21,683
doing Bob?

1861
02:51:22,463 --> 02:51:23,723
I'm around working hard.

1862
02:51:32,393 --> 02:51:33,513
Wave, can you pass the microphone?

1863
02:51:35,213 --> 02:51:35,693
I

1864
02:51:39,883 --> 02:51:41,903
guess I'd just like to make short comment.

1865
02:51:42,023 --> 02:51:45,863
One is I don't think an impact study is needed for the tractor supply

1866
02:51:45,863 --> 02:51:46,503
proposal.

1867
02:51:47,263 --> 02:51:49,623
That's really all it's being proposed right now for this site.

1868
02:51:49,943 --> 02:51:53,283
As Wayne said, if something else is proposed,

1869
02:51:53,483 --> 02:51:55,023
you can revisit this issue.

1870
02:51:56,623 --> 02:51:59,243
The second comment would be that I just think more

1871
02:51:59,243 --> 02:52:00,683
piled master planning needs to be done.

1872
02:52:00,683 --> 02:52:07,803
This is sort of a beginning, and Mary said it well, you know, it's like, okay, there's some good ideas, but there's something else that needs to be done.

1873
02:52:08,703 --> 02:52:16,523
Smart growth, you know, all the conditions on the site, I think it's in the owners interest to invest in better in more master planning.

1874
02:52:17,443 --> 02:52:21,263
It's in the city's interest to be participate in that.

1875
02:52:21,843 --> 02:52:26,023
So that the city gets what the city believes to be the best outcome I'm also.

1876
02:52:26,023 --> 02:52:33,663
I can imagine that a well-constructed master plan could be used as a really great marketing tool.

1877
02:52:33,663 --> 02:52:43,063
I think as you intend to use this master plan for to attract businesses that might like to be in Belfast.

1878
02:52:43,123 --> 02:52:49,703
And probably there are a lot of businesses that would like to be in Belfast, particularly if we explained it to him better in this case.

1879
02:52:49,703 --> 02:52:56,383
So I would say no on the impact study for this specific proposal and yes to more master

1880
02:52:56,383 --> 02:53:00,483
planning which might include some city involvement if that's possible but certainly an investment

1881
02:53:00,483 --> 02:53:01,903
by the owner to do so too.

1882
02:53:08,163 --> 02:53:08,823
Did you have a comment?

1883
02:53:09,663 --> 02:53:09,783
No.

1884
02:53:12,863 --> 02:53:21,743
At this point we've been talking about this issue for about 25 minutes or this item is there a member

1885
02:53:21,743 --> 02:53:26,083
would like to make a motion to this item.

1886
02:53:42,493 --> 02:53:48,773
Okay. Okay we got it. Paul Dean City Council. I'd

1887
02:53:48,773 --> 02:53:55,793
like to make a motion to not need the impact study for the tractor supply company that's

1888
02:53:55,793 --> 02:53:56,593
putting an appointment.

1889
02:54:00,443 --> 02:54:08,383
Can we clarify the motion? Would that mean that any future development

1890
02:54:08,383 --> 02:54:24,023
proposal on this site would be, would require a deliberation among the joint boards for an economic impact study.

1891
02:54:27,343 --> 02:54:30,183
What I would suggest is an amendment.

1892
02:54:30,183 --> 02:54:30,983
I'm not

1893
02:54:34,283 --> 02:54:35,563
working, sorry.

1894
02:54:44,303 --> 02:54:44,863
That microphone.

1895
02:54:46,163 --> 02:54:49,583
So, do you accept that amendment to that motion?

1896
02:54:50,843 --> 02:54:54,023
Do you want to amend your motion to include that?

1897
02:54:54,463 --> 02:54:55,543
In my motion.

1898
02:54:56,503 --> 02:54:57,643
What way into it?

1899
02:55:00,163 --> 02:55:02,503
All right, we have a motion in front of us.

1900
02:55:02,763 --> 02:55:05,343
Again, there are many of us around the table.

1901
02:55:05,963 --> 02:55:11,703
So, I think I would like to move forward with hearing from somebody who may be opposed,

1902
02:55:11,703 --> 02:55:15,923
versus hearing from somebody who is in favor.

1903
02:55:16,903 --> 02:55:17,303
Yes.

1904
02:55:20,143 --> 02:55:21,263
Is that my working?

1905
02:55:23,913 --> 02:55:25,473
Oh, Ned's fixing it, I guess.

1906
02:55:27,723 --> 02:55:28,683
All right, thank you, Ned.

1907
02:55:30,763 --> 02:55:38,563
I'm not inherently opposed, but I feel as if this motion is not the focus for this group.

1908
02:55:38,643 --> 02:55:47,283
And I feel that as you and Mary had said, the master plan needs to be the guiding framework here.

1909
02:55:47,283 --> 02:55:53,843
and that it's not about whether the tractor supply will have this effect, that effect, this amount of traffic.

1910
02:55:54,523 --> 02:55:58,943
We are under the contract rezoning and under the ordinance supposed to approve.

1911
02:56:00,143 --> 02:56:11,303
If you look at some of the elements of the master plan, it says how much development and where it will be, these things are very important, even if it's allowed to be somewhat vague.

1912
02:56:12,783 --> 02:56:27,003
So, I feel as if this might be a motion that we consider subsequently, but I feel that we need a motion that addresses the master plan at this time and gives guidance to the applicant, which is B&G.

1913
02:56:30,723 --> 02:56:39,323
So it sounds like you may be in favor of tabling the motion for to hear first about a motion on the master plan.

1914
02:56:39,683 --> 02:56:42,443
Is that something that you would consider?

1915
02:56:43,503 --> 02:56:52,523
Can I just clarify that it does say on the agenda item that you are to provide direction to applicant about whether they need to provide an impact study?

1916
02:56:53,183 --> 02:57:00,683
So I think that is maybe separate from what you're saying seed about whether they need to have the master plan of what needs to be on it.

1917
02:57:02,353 --> 02:57:04,413
Can you pass a microphone back to seed, please?

1918
02:57:07,193 --> 02:57:12,873
It goes back to who the applicant is and who we're trying to advise here because if we're talking the tractor supply,

1919
02:57:13,473 --> 02:57:17,733
this is a conversation that is very doable. I think a number of people have already observed that.

1920
02:57:17,773 --> 02:57:22,173
That's really very clear and compact.

1921
02:57:22,893 --> 02:57:31,253
But I don't believe that's why we're here, I think that we're looking at a master plan that is going to be subject to contract rezoning for a very large parcel.

1922
02:57:31,873 --> 02:57:33,253
And I'd rather deal with that.

1923
02:57:34,133 --> 02:57:42,433
And that the issue about whether the track to supply needs to be equivalent of a 75,000 square foot store, I think he's moved.

1924
02:57:43,313 --> 02:57:44,733
So I want the big picture.

1925
02:57:47,383 --> 02:57:49,723
Is there somebody that's in favor of that would like to speak?

1926
02:57:56,153 --> 02:57:58,713
Are you in favor of them? Are you in favor of them? Are you in favor of them?

1927
02:57:58,713 --> 02:58:00,293
Are you in favor of them? Are you in favor of them?

1928
02:58:03,923 --> 02:58:05,363
Okay, seeing no one, Daisy.

1929
02:58:07,203 --> 02:58:11,963
I didn't see anyone raise your hand. Please, please, please, I'm asking for respect.

1930
02:58:12,263 --> 02:58:13,743
There are many of us around the table.

1931
02:58:14,583 --> 02:58:18,103
If sounds like Wayne is in favor of the motion I would like to speak.

1932
02:58:22,333 --> 02:58:31,733
Because we have the option to come back and look at the impact study again for anything else proposed on the lot.

1933
02:58:32,693 --> 02:58:38,673
I don't see what harm it would do to go ahead with this vote tonight.

1934
02:58:39,173 --> 02:58:47,293
And then if there are other things proposed, Wayne is indicated, we can renew or come back and go over this again.

1935
02:58:48,863 --> 02:58:49,723
Daisy,

1936
02:58:54,903 --> 02:58:59,223
I think the best way to get a great result out of any development in this property

1937
02:58:59,223 --> 02:59:04,063
is going to be through a master plan process.

1938
02:59:05,383 --> 02:59:10,043
I think a lot of the problems that public identified in regards to and also council members

1939
02:59:10,043 --> 02:59:16,223
in regards to excessive parking are due to the nature that this is a plan for a subdivision

1940
02:59:16,223 --> 02:59:20,163
where each owner provides for their own services.

1941
02:59:21,223 --> 02:59:27,563
And only with a planned comprehensive plan, rather for cluster housing, for a multi-use

1942
02:59:27,563 --> 02:59:33,583
development, only with that holistic view where the parties are coordinated will there be

1943
02:59:33,583 --> 02:59:35,703
the best use of space here.

1944
02:59:36,203 --> 02:59:41,463
So the problem can't be addressed, peace, meal, and comfort the best result.

1945
02:59:41,463 --> 02:59:49,723
And doing one at a time, saying yes or no to impact studies, saying yes or no to how it's developed one at a time,

1946
02:59:50,063 --> 02:59:53,663
you can never get as good a result as if you coordinate from the beginning.

1947
02:59:55,123 --> 02:59:57,983
And I think we need to figure out how that's going to happen.

1948
02:59:58,383 --> 03:00:03,743
What's the master plan where there's efficiency of development and not just piecemeal?

1949
03:00:05,143 --> 03:00:07,543
I saw Mike, that is in favor.

1950
03:00:09,103 --> 03:00:10,203
Are you, you're also in favor.

1951
03:00:10,563 --> 03:00:12,143
Can I have a comment today?

1952
03:00:13,903 --> 03:00:14,443
The comment.

1953
03:00:15,563 --> 03:00:17,323
You want to speak to this motion.

1954
03:00:17,683 --> 03:00:19,863
You have a comment about how we're deliberating it.

1955
03:00:20,083 --> 03:00:21,163
No, I'm in favor of the motion.

1956
03:00:21,843 --> 03:00:22,063
Okay.

1957
03:00:22,363 --> 03:00:23,323
Mike had a favor.

1958
03:00:23,843 --> 03:00:25,983
He had raises hand for, so go to Mike.

1959
03:00:26,963 --> 03:00:28,103
And then we'll go to somebody's opposed.

1960
03:00:30,103 --> 03:00:44,343
So I agree on it needs a master plan, but I don't think we need to require it as I think we can do both of these things.

1961
03:00:45,463 --> 03:00:51,723
I think this, but the problem with a part of that problem, especially if it comes with an impact study,

1962
03:00:52,663 --> 03:00:59,443
And that's all we're talking about, I think right now, my current, that's the motion is not to do impact study.

1963
03:00:59,863 --> 03:01:04,143
It's not a motion not to do a master plan.

1964
03:01:04,983 --> 03:01:07,463
I think we need a master plan.

1965
03:01:08,383 --> 03:01:16,903
I really like what Mr. Duff had to say about really looking at that entire property, so put back to the motion.

1966
03:01:20,243 --> 03:01:24,343
It says we may require an impact study.

1967
03:01:24,563 --> 03:01:26,043
It doesn't say we must.

1968
03:01:27,243 --> 03:01:30,603
And I'll tell you, well, we said 75,000 square feet.

1969
03:01:31,343 --> 03:01:35,183
No one ever said it was going to be 75,000 square feet.

1970
03:01:35,303 --> 03:01:37,283
It was really much closer to 200.

1971
03:01:37,903 --> 03:01:41,923
We lowered it to include the possibility of a supermarket.

1972
03:01:43,243 --> 03:01:43,843
So,

1973
03:01:46,023 --> 03:01:57,383
I just think to the motion of an impact study, that's why I support the motion, but I would also support a motion for a further development of the master plan.

1974
03:01:59,833 --> 03:02:00,893
Are you opposed to the motion?

1975
03:02:04,363 --> 03:02:11,523
I agree with Daisy, and although I am supportive, I believe I am supportive of tractor supply down the line.

1976
03:02:11,523 --> 03:02:19,423
doing this. I'm not sure why it wouldn't be a tractor-supplies best interest before we agree

1977
03:02:19,423 --> 03:02:28,363
to that to get a master plan. Maybe there's a different vision that comes out of it and I do

1978
03:02:28,363 --> 03:02:37,663
also believe that with the bear property owners that it would be a great idea that the planning

1979
03:02:37,663 --> 03:02:43,883
the council and the property owners work together on this idea of a master plan or consult

1980
03:02:43,883 --> 03:02:52,243
on and comment on it so that all of us get the best plan and ultimately the best decision

1981
03:02:52,243 --> 03:02:58,063
for a maturity of the people. Those are my thoughts on opposing just this motion with respect

1982
03:02:59,923 --> 03:03:01,183
Thank you, Jeff.

1983
03:03:03,323 --> 03:03:03,723
Yeah, I don't.

1984
03:03:03,983 --> 03:03:07,143
I actually like the proposal given by the applicant.

1985
03:03:07,743 --> 03:03:08,423
I think it solves.

1986
03:03:08,983 --> 03:03:10,663
I don't actually think this, in my mind there's not,

1987
03:03:11,023 --> 03:03:12,463
I agree with Steve's objection.

1988
03:03:13,143 --> 03:03:16,903
But I don't actually see that it blocks our accepting this proposal

1989
03:03:16,903 --> 03:03:18,203
that Paul put forward.

1990
03:03:18,263 --> 03:03:20,583
I mean, in my mind, the impact study was designed for large

1991
03:03:20,583 --> 03:03:22,643
retail 75,000 square feet.

1992
03:03:22,643 --> 03:03:24,603
Moreover, that's not what's being proposed right now.

1993
03:03:25,143 --> 03:03:27,123
So to me, I don't see the need for that study

1994
03:03:27,123 --> 03:03:28,943
for a tractor-suppiding before it. How are you?

1995
03:03:28,963 --> 03:03:36,923
However, to give the applicant guidance, it seems clear that when contract rezoning proposal comes forward to us, it's going to meet, I think that's a lot of agreement.

1996
03:03:37,083 --> 03:03:48,963
It's going to need to provide, like, he was suggesting, what are the next steps that's going to happen for the master plan, for any future development of any lots, what's going to happen inside of like they were,

1997
03:03:48,963 --> 03:03:55,743
These stats suggestion may sense to me as a way to proceed so we could say they're not going to need the impact study for this

1998
03:03:56,423 --> 03:03:57,823
tractors by however

1999
03:03:58,523 --> 03:04:04,783
They're also going to need to when they come with a proposal. It's a contract for contract rezoning. It's going to have to lay out how we're going to move forward

2000
03:04:04,783 --> 03:04:06,563
And obviously they'll work with

2001
03:04:06,563 --> 03:04:11,443
See you playing staff come up with that and they're going to learn a lot from our conversation a day

2002
03:04:14,883 --> 03:04:16,083
Sarah, remember who's opposed?

2003
03:04:19,053 --> 03:04:20,313
I'm opposed to this motion

2004
03:04:21,333 --> 03:04:29,393
I agree that we should consider this as one whole, it's an entire property and I feel

2005
03:04:29,393 --> 03:04:35,773
so we would be doing a disservice to the citizens of Belfast by not considering it one whole piece of property.

2006
03:04:37,173 --> 03:04:42,013
And yes, we are deliberating on the specifics of an economic impact study.

2007
03:04:42,593 --> 03:04:49,653
And yes, in the past that was intended for a larger retail property,

2008
03:04:49,653 --> 03:04:52,093
is 75,000 feet square feet.

2009
03:04:54,133 --> 03:05:02,313
But I really, I very much believe that the principles of the economic impact study would help

2010
03:05:02,313 --> 03:05:09,433
us to gather more information about what would the type of business that we're going on

2011
03:05:09,433 --> 03:05:16,173
on as property and knowing what the NASA plan would be and taking the entire whole as one

2012
03:05:16,173 --> 03:05:19,233
and thinking about how that would impact our community.

2013
03:05:21,533 --> 03:05:24,413
So with that, yes, I am opposed to this motion

2014
03:05:25,273 --> 03:05:29,513
because I believe we should think of this as an entire whole.

2015
03:05:30,853 --> 03:05:36,673
And that we, as this were to move forward as a subdivision

2016
03:05:36,673 --> 03:05:39,933
we're selling off and selling off and then selling, you know,

2017
03:05:39,993 --> 03:05:44,173
what point do we say, how does this, what does this whole piece look like?

2018
03:05:47,873 --> 03:05:50,593
and with that shall we have the vote.

2019
03:05:53,223 --> 03:05:55,503
Okay, so everyone,

2020
03:05:57,743 --> 03:05:58,643
including myself,

2021
03:06:14,523 --> 03:06:15,283
we need a microphone.

2022
03:06:18,173 --> 03:06:19,773
Thank you for that.

2023
03:06:22,573 --> 03:06:26,213
The code speaks to the council, the planning board,

2024
03:06:26,393 --> 03:06:28,433
and designer deal, being able to vote.

2025
03:06:32,473 --> 03:06:33,333
There's a question.

2026
03:06:36,623 --> 03:06:38,443
Does the associate member angle to vote?

2027
03:06:45,543 --> 03:06:47,883
Because this is a development review, the answer is no.

2028
03:06:47,883 --> 03:06:56,063
If this is an orders proposal before the board, the answer is yes but on development

2029
03:06:56,063 --> 03:06:58,343
reviews, it's just the five regular members.

2030
03:07:01,413 --> 03:07:04,053
So can you clarify who is voting please?

2031
03:07:04,513 --> 03:07:12,053
So on the planning board, it would be Steve, deck, David, Jeff and Wayne, Daisy and you

2032
03:07:12,053 --> 03:07:13,213
cannot vote.

2033
03:07:17,693 --> 03:07:19,333
How do you try to do so to the importance?

2034
03:07:20,313 --> 03:07:21,673
Not before the planning board.

2035
03:07:27,743 --> 03:07:29,943
And on the council, it would be the five regular councilors,

2036
03:07:30,343 --> 03:07:32,503
and then it would be Jim representing the designer

2037
03:07:32,503 --> 03:07:33,043
of the committee.

2038
03:07:38,793 --> 03:07:42,213
Have we consulted with legal counsel?

2039
03:07:42,873 --> 03:07:43,353
No.

2040
03:07:45,703 --> 03:07:47,963
So this is your understanding currently.

2041
03:07:50,863 --> 03:07:51,043
OK.

2042
03:07:51,743 --> 03:07:57,403
So with that, all in favor of the motion in front of us.

2043
03:07:58,103 --> 03:07:58,963
So let me count.

2044
03:07:58,963 --> 03:08:05,023
One, two, three, four, nine, and all opposed,

2045
03:08:07,433 --> 03:08:12,393
two, and anybody else, you're an associate member.

2046
03:08:13,473 --> 03:08:15,273
Okay, so the motion passes nine to two.

2047
03:08:18,183 --> 03:08:20,423
All right, so the next item is

2048
03:08:24,073 --> 03:08:29,313
if the applicant can proceed to the preliminary plan stage at the application process.

2049
03:08:32,033 --> 03:08:40,553
So what they I noted is part of this is to provide direction and some of the direction which I just heard quite a few of the planning board members and counselors speaking to

2050
03:08:40,553 --> 03:08:52,153
as well is the idea of trying to better incorporate some overall design principles into

2051
03:08:52,153 --> 03:08:59,873
the master plan process, as well as looking at the individual development for the tractor supply

2052
03:08:59,873 --> 03:09:04,833
project. And then that's something that could be looked at as being some of the direction

2053
03:09:04,833 --> 03:09:11,633
is being provided from this collective body to the African as they be moving forward.

2054
03:09:12,913 --> 03:09:18,673
And that next step, though, would be entirely through the planning board, not with the council.

2055
03:09:19,233 --> 03:09:26,113
So you're looking for the body, the council and the planning board is on a committee member

2056
03:09:26,113 --> 03:09:28,733
Excuse me, to provide guidance to the applicant,

2057
03:09:30,973 --> 03:09:36,193
and from that, consider if the applicant can proceed to the preliminary plan.

2058
03:09:37,013 --> 03:09:40,613
So, you can identify some parameters on how that would go forward.

2059
03:09:40,853 --> 03:09:42,233
The preliminary plan.

2060
03:09:44,153 --> 03:09:45,433
Declan, I'll make a phone.

2061
03:09:49,363 --> 03:09:51,683
Okay, we identify who the applicant is.

2062
03:09:51,683 --> 03:09:52,483
Thank you.

2063
03:09:59,563 --> 03:10:10,863
In my opinion, the applicant is both parties pursuant to our ordinance that requires the submission of a master plan.

2064
03:10:11,123 --> 03:10:13,743
The master plan has been submitted by B&G,

2065
03:10:15,223 --> 03:10:21,563
Velfast Properties LLC, and with an individual development proposal being submitted by

2066
03:10:21,563 --> 03:10:27,203
by D&K, apologies for D&K, sir.

2067
03:10:28,883 --> 03:10:29,223
Thank you.

2068
03:10:32,403 --> 03:10:32,603
See?

2069
03:10:33,743 --> 03:10:43,583
I would like to move that this joint session give guidance to the applicants that they should

2070
03:10:43,583 --> 03:10:51,683
move ahead to the presentation of a preliminary plan, provided that they incorporate the

2071
03:10:51,683 --> 03:10:58,923
you put provided them tonight about additional detail, more certainty about the...

2072
03:10:58,963 --> 03:11:16,843
Locations and amount of development as is required under the ordinance and the incorporation of certain design characteristics that we've discussed here that would make this more desirable development for Bellfast.

2073
03:11:18,223 --> 03:11:25,063
So we have a motion and a second, and as before we'll go here from some

2074
03:11:25,063 --> 03:11:27,703
use in favor and then it's a bit of a pause.

2075
03:11:28,323 --> 03:11:28,963
Looks like Mary,

2076
03:11:35,133 --> 03:11:38,053
we have a motion to consider and I think we should speak directly to

2077
03:11:38,053 --> 03:11:38,573
the motion.

2078
03:11:38,933 --> 03:11:42,753
The motion states to consider comments that have been previously made in this

2079
03:11:42,753 --> 03:11:43,233
celebration.

2080
03:11:44,493 --> 03:11:45,833
And no additional comments?

2081
03:11:47,653 --> 03:11:50,373
The motion, no, it's the previous comment.

2082
03:11:50,373 --> 03:11:58,713
So I mean if you want to vote, if you want to speak to this motion and then we vote on this motion and then consider further comments.

2083
03:12:00,353 --> 03:12:15,673
I was recommending or I was moving that this recommendation be that moves ahead to the preliminary plan stage where more detail is then considered is proposed and then considered so there's a lot of different design elements.

2084
03:12:15,673 --> 03:12:21,553
And we don't need to nominate them here, but that is the business of the Plumeric Land Review.

2085
03:12:22,473 --> 03:12:24,673
And that is what a preliminary plan is.

2086
03:12:25,353 --> 03:12:30,353
But I thought we were to give some guidance in helping them prepare.

2087
03:12:30,433 --> 03:12:31,313
So the motion.

2088
03:12:31,313 --> 03:12:32,773
So the motion.

2089
03:12:32,773 --> 03:12:33,813
The motion.

2090
03:12:34,073 --> 03:12:37,433
It considers the previous comments that were made.

2091
03:12:37,893 --> 03:12:40,553
As we said on this table is my understanding.

2092
03:12:41,773 --> 03:12:42,733
And is moving.

2093
03:12:42,733 --> 03:12:47,853
And I thought, so if you are in favor or opposed,

2094
03:12:48,273 --> 03:12:49,493
I do this motion,

2095
03:12:53,153 --> 03:12:54,053
right?

2096
03:12:54,553 --> 03:12:54,833
Yes.

2097
03:12:55,933 --> 03:13:00,293
If I may, as the second of the motion, it was my feeling

2098
03:13:00,293 --> 03:13:03,693
that we spent two hours giving guidance.

2099
03:13:04,313 --> 03:13:07,873
And at that time, that was sufficient guidance for the motion,

2100
03:13:08,253 --> 03:13:09,533
and that there would be other opportunity

2101
03:13:09,533 --> 03:13:11,353
to provide more input and future.

2102
03:13:14,333 --> 03:13:19,233
Somebody in favor and speaking directly to the motion,

2103
03:13:23,243 --> 03:13:25,143
can you repeat the motions, Steve?

2104
03:13:28,273 --> 03:13:35,193
The gist of it is that this body recommends that the applicants move forward to the

2105
03:13:35,193 --> 03:13:40,893
preliminary plan process with the planning board and that their submission of that initial

2106
03:13:40,893 --> 03:13:47,773
preliminary plan and incorporate the design elements and the further detail as required in

2107
03:13:47,773 --> 03:13:54,433
the ordinance about the locations and amount, committing to the locations and the amount

2108
03:13:54,433 --> 03:13:55,253
of development.

2109
03:13:55,573 --> 03:13:59,953
It's stated right in 102768A.

2110
03:14:04,373 --> 03:14:06,653
There's a question.

2111
03:14:07,573 --> 03:14:07,713
Hello.

2112
03:14:08,513 --> 03:14:09,393
Hey, Wayne.

2113
03:14:13,873 --> 03:14:19,673
A lot of times, at this point, you say, once this is over, the council is done,

2114
03:14:23,253 --> 03:14:24,553
are we done on

2115
03:14:24,553 --> 03:14:25,333
this discussion?

2116
03:14:26,113 --> 03:14:29,293
The council would be done on the sketch plan review phase.

2117
03:14:29,873 --> 03:14:32,853
The council's role would not come back until

2118
03:14:32,853 --> 03:14:36,993
what would be the council review of the contract

2119
03:14:36,993 --> 03:14:37,973
Resonary Agreement.

2120
03:15:24,023 --> 03:15:26,203
The thing else that we've talked about here,

2121
03:15:26,223 --> 03:15:29,303
I think it's critical what it's like driving into

2122
03:15:29,303 --> 03:15:29,843
Belfast.

2123
03:15:30,343 --> 03:15:33,343
So I think this motion helps achieve that.

2124
03:15:33,463 --> 03:15:34,083
So thank you.

2125
03:15:34,583 --> 03:15:36,023
So somebody opposed the motion.

2126
03:15:38,683 --> 03:15:39,543
There's another question.

2127
03:15:39,863 --> 03:15:40,663
Can we pass the microphone?

2128
03:15:48,423 --> 03:15:54,723
I wasn't clear from how the motion was phrased if the expectation for the applicant was

2129
03:15:54,723 --> 03:16:01,383
if they would have the master plan would contain sizes and uses for all lots on the

2130
03:16:01,383 --> 03:16:01,683
poverty.

2131
03:16:02,043 --> 03:16:03,563
What was that the intention of motion?

2132
03:16:04,623 --> 03:16:09,843
I referenced the ordinance which says that the master plan shall add a minimum

2133
03:16:09,843 --> 03:16:16,243
identify the total amount of development permitted, the location of said development on the

2134
03:16:16,243 --> 03:16:21,943
property, and how services in infrastructure will be constructed to serve the development.

2135
03:16:23,323 --> 03:16:28,683
So I really think that this ordinance will guide that application and where you're looking

2136
03:16:28,683 --> 03:16:30,823
from for the detail that moves us forward.

2137
03:16:33,353 --> 03:16:35,733
Is there somebody opposed you have a question?

2138
03:16:35,733 --> 03:16:41,133
I'm just wondering if there's a technical way for Mary to put in the input she wanted to.

2139
03:16:41,233 --> 03:16:42,733
I'm going to get it in.

2140
03:16:43,373 --> 03:16:44,373
Just a little bit.

2141
03:16:44,613 --> 03:16:44,913
All right.

2142
03:16:45,153 --> 03:16:45,753
I'm fast.

2143
03:16:50,773 --> 03:17:04,823
I'm for the motion with the additional comment that the developers on top of everything they've listened to in her tonight

2144
03:17:04,823 --> 03:17:11,323
take into serious consideration that this community is looking for development that is progressive

2145
03:17:11,323 --> 03:17:19,863
in today's world and takes into consideration sustainability beyond 10, 20, 35 years and takes

2146
03:17:19,863 --> 03:17:28,243
into consideration climate control issues and anything else additional release once again to

2147
03:17:29,663 --> 03:17:30,783
Thank you, Mayor.

2148
03:17:33,463 --> 03:17:35,103
And I'll call for the vote.

2149
03:17:35,703 --> 03:17:36,343
All in favor?

2150
03:17:45,353 --> 03:17:45,973
Are you in favor?

2151
03:17:51,253 --> 03:17:51,433
Okay.

2152
03:17:52,433 --> 03:17:54,133
Ten in favor?

2153
03:17:54,493 --> 03:17:54,833
Opposed?

2154
03:17:58,143 --> 03:17:58,683
None.

2155
03:17:59,183 --> 03:17:59,683
Opposed?

2156
03:18:00,023 --> 03:18:00,823
Anyone of stained?

2157
03:18:01,783 --> 03:18:02,063
One.

2158
03:18:02,463 --> 03:18:03,443
So ten zero one.

2159
03:18:04,023 --> 03:18:04,823
The motion passes.

2160
03:18:07,193 --> 03:18:11,053
So we've accomplished our goals of

2161
03:18:13,323 --> 03:18:18,203
deliberating on

2162
03:18:18,203 --> 03:18:24,423
community impact assessment, and we've instructed that the applicant can move forward from

2163
03:18:24,423 --> 03:18:27,203
the to the preliminary stage of the application process.

2164
03:18:27,943 --> 03:18:28,943
Is there, uh, most...

2165
03:18:31,343 --> 03:18:33,763
The meeting is adjourned. Thank you all for being here tonight.