On Dec. 11, The Planning Board met with KV Enterprises, the developers of the proposed Robie Residential Development, to review their contract zone proposal. Only a few people attended the workshop where the Planning Board discussed the document and recommended some changes. A public hearing is tentatively scheduled for Jan. 22, after which the proposal will go to the Town Council. The Council will hold another public meeting before making the final decision. The workshop was recorded and is available by clicking on meeting videos from the Town of Gorham website.
Phase 1 of the larger project would include 38 single family houses and 88 multi-family units in four buildings. Although they are represented on the preliminary subdivision plan, actual details would come before the Planning Board for approval for site plan review and subdivision design review. Phase 1 would be built over a two-year period. The entire project is projected to take between five and seven years to complete.
The Planning Board expressed concern about traffic generated by the subdivision and the number of access streets proposed by the developers. Owen McCullough, representing KV Enterprises, gave assurances that there will be a thorough Department of Transportation traffic study before any site plan is submitted for review. They are planning access to South Street from Robie Street and Bramblewood Lane. An additional access would be available by connecting White Birch Lane to New Portland Road.
The developers indicated that at least one phase would include housing for persons 55 and older. The Planning Board voted to recommend that the contract specify that “one or more phases will be housing for older persons as defined by statuary language.”
There was discussion about number of unassigned parking spaces that would be needed for the multi-family buildings since the demographic of the tenants was still unknown. The Town Council had reduced in the original proposal of 2 spaces per unit to 1.5, but Planning Board voted to suggest more flexibility, proposing that there be “1.5 spaces unless the Planning Board believes it should be different, but not to exceed 2 spaces.” The Town Council, however, will make the final decision.
Owen McCullough and the developers responded to questions about the effect of the subdivision on existing roads, storm drains, and sewers. 95% of storm water will be processed on site at a wet pond. New infrastructure will include a sanitary pump station that will connect to the existing sewer system. The developer will repair any road damage caused by construction on vehicles.
The proposal calls for 60% of the property to be open space as indicated on the preliminary sub-division plan with pre acres to be placed into a conservation with the Presumpscot Regional Land Trust. The developer will extend the existing trail network with specifics to be included in site plans.
Since most of the open space is away from the residential area, there was discussion of amenities such as pocket parks and smaller green spaces. The developer cited the increased cost of spreading out the residential area and considered the planned recreational space adequate. Recognizing that the proposal calls for sidewalks and a walkway through the center of the residential area and that this site plan is still a draft, the Planning Board made no additional recommendations about the use of open space at this time.
There was some discussion of trees that would be left on the property. The developer said that they did not intend to clear-cut the area. Although it would be necessary to clear land for Phase 2 during construction of Phase 1, they would try to keep some trees, noting that 62% of all trees are on land that will not be developed.
The contract includes an impact fee of $1,000 per single family dwelling and $500 for a dwelling unit in a multi-family building. The Town Council previously amended the proposal to have the impact fees go toward school infrastructure instead of Robie Park. These fees are above those already required, and the Planning Board rejected a suggestion that they be indexed or increased over the time the project was under construction.
Following the January public hearing the Planning Board can make additional recommendations to the Town Council. The public will have another opportunity to provide feedback before the Council votes to accept or reject the proposed Contract Zone.