1. Planning Board Requests / Questions
Site Plans & Drawings
- Add locations of proposed transformers and electrical infrastructure to plans.
- Clarify and label all stormwater flow paths with flow arrows.
- Ensure setback lines are visible and clearly shown on all plan copies.
- Show lighting fixture locations on plans.
- Provide lighting plan details, including light spill/foot-candle contours.
- Clarify location and design of any illuminated entrance sign.
Utilities & Water Supply
- Provide statement/report demonstrating sufficient water capacity for campground demand.
- Demonstrate neighboring wells will not be adversely impacted.
- Clarify final well configuration (discussion referenced two wells rather than one).
Wetlands & Environmental
- Confirm wetland impacts remain below permitting thresholds.
- Clarify wetland disturbance areas at sites 7, 15, 17, and 19.
Stormwater
- Provide long-term stormwater maintenance plan: include inspection and maintenance responsibilities for culverts, treatment beds, media, etc.
Traffic
- Revisit trip generation analysis using campground/RV-specific land-use data where available.
- Provide stronger justification and narrative regarding traffic impacts.
- Consider crash history analysis for Bayside Road near the entrance.
- Expand discussion of sight distance and driveway safety.
Documentation/Completeness
- Submit letter of financial capacity.
- Add professional seal, address, registration information where missing.
Operational Questions Raised by Board
- Clarify expected seasonal vs. transient occupancy patterns.
- Clarify any future expansion expectations and triggers for future Planning Board review.
2. Site Visit Requests
- Conduct Planning Board site visit.
- Evaluate relationship between campground site and Alton Avenue neighborhood.
- Observe buffering, visibility, topography, wetlands, and impacts to neighboring properties.
- Observe extent of recent clearing.
3. Neighborhood Compatibility & Comprehensive Plan Issues
- How is the campground consistent with the 2025 Comprehensive Plan?
- How does the project preserve rural character?
- Is a high-density commercial campground compatible with an established residential neighborhood?
- How is neighborhood character being protected?
- Why is this location appropriate compared to other campground-suitable locations in Ellsworth?
4. Density & Land Use Questions
- Has the board evaluated campground impacts versus potential residential development impacts?
- What planning principles support this density adjacent to a neighborhood?
5. Buffering, Screening & Visual Impact
Requested Clarifications
- Existing width of buffers between campsites and neighboring homes.
- Condition of existing buffer vegetation.
Requested Mitigation
- Install additional vegetated buffers.
- Install stronger screening between campground and neighborhood.
- Consider physical barriers/fencing.
- Consider sound barrier/noise wall between campground and residences.
Ordinance Questions
- Demonstrate compliance with natural buffer requirements.
- Demonstrate compliance with inter-campsite vegetative buffering requirements.
6. Tree Clearing / DEP Concerns
- Extent of recent clearing on the property.
- Whether clearing occurred in wetlands.
- Whether clearing exceeded approved limits.
- Whether required permits were obtained before clearing.
- Status of DEP investigation.
- Whether the investigation affects project review.
- Whether hydrology or prior soil/septic analyses should be updated because of the clearing.
7. Groundwater & Wells
- Has a hydrogeologic study been completed? What were the conclusions?
- Was a pump test completed? What were the conclusions?
- Has groundwater analysis been completed? What were the conclusions?
- What is peak seasonal water demand?
- Can the aquifer support both existing homes and campground demand during drought?
- What protections exist if neighboring wells are negatively impacted?
8. Wastewater, Septic & Dump Station
Wastewater Capacity
- Resolve apparent discrepancy between septic capacity and estimated wastewater generation.
- Confirm projected daily wastewater flow.
- Confirm whether wastewater estimates include bathhouse, office, shower, laundry facilities, and dump station usage.
Existing Septic System
- What is the current condition of the existing septic system?
- Has the existing system been adequately maintained?
- Has the tank/leach field been inspected?
- What is the remaining useful life of the system?
- Was the property vacant long enough to affect system performance?
Septic Siting
- Proximity of septic systems to wells.
- Vertical separation to groundwater.
- Soil suitability for proposed wastewater disposal.
- Potential impacts on wetlands and nearby water resources.
RV Dump Station
- Will the dump station be available to the public?
- If so, how much additional traffic and wastewater volume is expected?
9. Stormwater, Hydrology & Flooding
- Explain how runoff from recent clearing will be managed.
- Explain treatment of runoff from rear portions of the site.
- Confirm protection of intermittent streams.
- Demonstrate neighboring properties will not experience increased flooding.
- Explain hydrologic impacts of forest removal.
10. Traffic, Pedestrian Safety & Road Impacts
Traffic Volume
- Updated campground traffic estimate.
- Construction traffic projections.
- Additional traffic generated by public campground amenities.
Road Safety
- Effect on pedestrians using Bayside Road.
- Effect on children, dog walkers, and neighborhood users.
- Suitability of Bayside Road for large RV traffic.
- Need for RV size limitations.
- Whether DOT established maximum allowable vehicle length for driveway.
- Accommodation of large RVs with trailers/towed vehicles.
Navigation Concerns
- How will U-turns and turnarounds into Alton Avenue or surrounding roads be prevented?
- What wayfinding/signage is proposed?
11. Noise, Lighting & Quality of Life
Noise
- Enforcement of quiet hours.
- Control of campfires and gatherings.
- Late-night arrivals and associated noise.
- Hours for generator use.
- RV backup alarms and associated noise.
- Dumpster collection times and associated noise.
- Event/activity use of barn gathering area and associated noise.
Lighting
- Campground lighting restrictions.
- Camper-provided lighting impacts.
- Placement of power poles and lights.
- Protection of dark skies and neighboring homes.
12. Security & Management
- Will there be on-site management?
- Will management be present 24/7?
- Who responds to complaints after hours?
- How will campground rules be enforced?
- What consequences exist for repeat rule violations?
- How will pets be controlled?
- How will trespassing onto neighboring properties be prevented?
- What security measures exist during the off-season?
- How will vandalism, unauthorized occupancy, and illegal activity be prevented?
13. Recreation Area & Amenities
- Define the required recreation area. Playground? Swing sets? Open space? Trails?
- Describe planned recreation facilities.
- Are amenities available to the public or campers only?
- Will amenities increase traffic?
- Will trails connect to neighboring properties?
14. Wildlife & Environmental Protection
- Wildlife impact assessment from forest fragmentation.
- Management of invasive species (e.g., transported firewood).
- Management of nuisance animals attracted by trash.
15. Fire & Emergency Preparedness
- Dedicated fire suppression resources (cisterns, ponds, dry hydrants, etc.).
- Campfire monitoring and enforcement.
- Wildfire mitigation measures.
- Emergency shelter plan for severe weather.
- Emergency evacuation procedures.
- Capacity impacts on local shelters and emergency services.
16. Property Value Concerns
- Potential impacts on surrounding property values.
- Evidence supporting or refuting property value impacts.
- What is offset of tax revenue from business and loss of value in surrounding homes?
17. Accessibility
- Identify ADA-compliant campsites.
- Demonstrate ADA-compliant access to office and facilities.
- Clarify sidewalks or accessible paths.
18. Existing Structures
- Confirm which structures remain.
- Confirm which structures will be demolished.
- Confirm house conversion to office/bathhouse.
- Confirm barn use as gathering/event space.
- Do details need to be reviewed by Planning board prior to approval?
For a downloadable PDF document of the above: