Planning Board — Portland, ME
Date: 2025-12-02
Time: 19:00

PLANNING BOARD MEMBERS
 Brandon Mazer, Chair
 David Silk, Vice Chair
Tuesday, December 2, 2025 at 7:00 PM Austin Smith
Westbrook High School, Room 14, 125 Nicholas Messina
 Joseph Zamboni
Stroudwater Street, Westbrook ME 04092 Kelsey Robertson
 Michael Joseph Fox




Please click on the following link to view the City of Westbrook Agenda
Center: https://www.westbrookmaine.gov/agendacenter




AGENDA:

1. CITY OF WESTBROOK PLANNING BOARD AGENDA
 i. Agenda
 ii. Portland Staff Memo
 iii. Westbrook Staff Memo




 1

PLANNING BOARD MEMBERS
 Brandon Mazer, Chair
 David Silk, Vice Chair
Tuesday, December 2, 2025 at 7:00 PM Austin Smith
Westbrook High School, Room 14, 125 Nicholas Messina
 Joseph Zamboni
Stroudwater Street, Westbrook ME 04092 Kelsey Robertson
 Michael Joseph Fox




Please click on the following link to view the City of Westbrook Agenda
Center: https://www.westbrookmaine.gov/agendacenter




AGENDA:

1. CITY OF WESTBROOK PLANNING BOARD AGENDA
 i. Agenda
 ii. Portland Staff Memo
 iii. Westbrook Staff Memo




 1

 Page 1
 Westbrook Planning Board

 Tuesday, December 2, 2025, 7:00 P.M.
 Westbrook High School – Room 114
 125 Stroudwater Street
 This meeting will be offered as a hybrid meeting, accommodating both in-person and remote participation.
  Where public comment is permitted, members of the public attending remotely will have the opportunity to
 provide remote oral testimony. If you wish to speak during a Public Hearing or Public Comment, use the “Raise
 Hand” function through Zoom (or dial *9 on your phone) when instructed by the Planning Board chair.
 Zoom Link: https://us02web.zoom.us/j/81700741385
 Dial-in (audio only): 1-646-558-8656 Webinar ID: 817 0074 1385

 AGENDA
1. Call to Order
2. Minutes
 New Business

3. 25-001115 – Site Plan, Village Review, Shoreland Zone – Saccarappa Park – City of Westbrook: The City is
 proposing the redevelopment of a public park that has been utilized as a gravel parking area to include
 landscaping, hardscape pathways, a covered shade structure and an expanded Riverwalk view platform.
 Tax Map: 032 Lot: 114 Zone: City Center District, Village Review Overlay Zone, Shoreland Overlay Zone –
 General Development

 WORKSHOP

4. Planner’s Business – Rock Row South Campus Master Plan: The City of Westbrook and the City of
 Portland will hold a joint workshop where Dirigo Center Developers, LLC will present the Rock Row South
 Campus Phase III Conceptual Master Plan.




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 Planning & Urban Development
 Kevin Kraft, AICP
 Director




To: Chair Mazer and the Portland Planning Board
From: Kevin Kraft
Date: December 1, 2025
Re: Rock Row South Campus Master Plan

This memo provides an overview of the upcoming workshop on the master plan for Phase III of the Rock
Row South Campus, generally located in the northerly half of the south campus.
The purpose of this workshop is to allow the applicant, Dirigo Developers, LLC, to present the conceptual
master plan for Phase III. As the project advances, each individual lot within the Rock Row South Campus
Subdivision will require separate site plan reviews and approvals.

Following the presentation, both the Westbrook and Portland Planning Boards will have an opportunity for
high-level discussion regarding site layout, project phasing, and other elements of Phase III. Currently, the
City of Portland does not have an active Major Site Plan application. The Board’s participation in
Westbrook’s Planning Board meeting is intended to establish clear expectations for site plan review
procedures, roles, responsibilities, and key areas of focus. Once a complete Major Site Plan application is
submitted in Portland, the applicant will follow the standard site plan review process.

Additional information is needed regarding jurisdictional responsibilities for permitting, fees, inspections,
and emergency services, particularly for the entertainment center, which is primarily located in Portland
but accessed through Westbrook. A Memorandum of Understanding (MOU) between Portland and
Westbrook will be required to define these responsibilities. This MOU should be reviewed and agreed upon
by both municipalities prior to any site plan approval for Lot 14.

This workshop represents a critical step to ensure coordinated review and mutual understanding between
Portland and Westbrook as Phase III of the Rock Row South Campus moves forward.




 389 Congress Street, Portland, Maine 04101 | ph: 207.874.8430 | kkraft@portlandmaine.gov

 Page 3
DATE: November 21, 2025

TO: Planning Board
FROM: Jennie P. Franceschi, City Planner & Rebecca Spitella, Senior Planner
Cc: Plan Review Team

RE: December 2, 2025 Planning Board Meeting


1. 25-001115 – Site Plan, Village Review, Shoreland Zone – Saccarappa Park – City of Westbrook

2. Planner’s Business – Rock Row South Campus Master Plan – Joint Meeting with Portland Board


1. 25-001115 – Site Plan, Village Review, Shoreland Zone – Saccarappa Park – City of Westbrook

 Tax Map: 032 Lot: 114
 Zone: City Center District, Village Review Overlay Zone, Shoreland Overlay Zone - General Development

Project Description
The City is proposing the redevelopment of a public park that has been utilized as a gravel parking area to include
landscaping, hardscape pathways, a covered shade structure and an expanded Riverwalk view platform.

Project History
 November 4, 2025 – Planning Board Workshop
 October 29, 2025 – Village Review
 December 2, 2025 – Public Hearing

Staff Comments
 1. See project memo from Acorn Engineering dated November 4, 2025
 2. Further utility coordination is needed with CMP and City Staff to incorporate electrical needs for the
 Downtown Lighting Project into the site layout for the park.
 3. At the recommendation of Public Services and Public Safety, pathways within the park will utilize post
 lamps instead of the bollard lighting shown on the plan.
 4. Verification needed on light posts along riverwalk – will these replace the existing lights or supplement.
 5. ADA truncated domes are not required or recommended for driveway access – revise plan to remove
 6. Park and other ancillary wayfinding signage to be determined and and does not require Village Review.
 Show proposed sign location on final plan for signature.

Motion
That the Planning Board approves the Site Plan, Shoreland Zoning and Village Review application for the
redevelopment of Saccarappa Park located to include landscaping, hardscape pathways and a covered shade
structure Tax Map: 032 Lot: 114 Zone: City Center District, Village Review Overland Zone, Shoreland Overlay
Zone – General Development. Approval includes the following findings of fact, conclusions and conditions as
stated on pages 2 through 3 of this Staff Memo dated November 21, 2025, which are adopted in support of this
approval.


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 Page 4
Site Plan – Finding of Fact
 Standard Finding
 Utilization of the site Site layout takes into consideration the abutting uses and public
 access elements.
 Handicap Access Site is compliant with ADA standards
 Appearance Assessment Project is the redevelopment of a gravel parking area to a public
 park. Transitions between the public sidewalk system and through
 the park are shown. Landscaped areas are located within the
 hardscape paths to provide different zones of development.
 Lighting is shown around and through the project.
 Landscape Plan A landscape plan has been provided. Landscape islands are
 incorporated throughout the park providing a variety of grassed
 and meadow areas.
 Odors Trash receptacles are incorporated into the plan.
 Noise The park is located within the City Center district and is not in
 conflict with abutting uses. No adverse impact is known or
 anticipated.
 Technical and Financial Capacity The City of Westbrook has retained the services of Acorn
 Engineering which demonstrates technical capacity. Project
 funding is primarily through a federal brownfield grant program.
 Solid Waste Trash receptacles are incorporated into the plan.
 Historic, Archaeological and Project is within setback allowances of the Shoreland Overlay
 Botanical Resources or Unique District for the General Development district.
 Features
 Hazardous Matter Brownfield remediation to be part of project construction. All
 contaminated soils will either be removed from the site or capped.
 Vibrations No adverse impact is known or anticipated.
 Parking & Loading Design and Site ADA parking and a loading area are shown on the plan.
 Circulation
 Adequacy of Road System No additional traffic is generated as part of this approval.
 Vehicular Access Access to ADA parking and a loading area is provided along Main
 St and has been reviewed by the City Engineer.
 Pedestrian and Other Modes of Project includes a hardscape path system to connect into the
 Transportation Bridge and Main St sidewalk systems and the Riverwalk.
 Utility Capacity Project coordination with CMP is occurring to ensure electrical
 power needs have been met.
 Stormwater Management, Adequate measures are shown.
 Groundwater Pollution
 Erosion and sedimentation Control Adequate measures are shown.


Conclusions
 1. The proposed site plan will not result in undue water or air pollution.
 2. The proposed site plan has sufficient water available for the reasonably foreseeable needs of the site plan.
 3. The proposed site plan will not cause an unreasonable burden on an existing water supply.
 4. The proposed site plan will not cause unreasonable soil erosion or a reduction in the land’s capacity to
 hold water so that a dangerous or unhealthy condition results.
 5. The proposed site plan will not cause unreasonable highway or public road congestion or unsafe
 conditions with respect to the use of the highways or public roads existing or proposed.




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 6. The proposed site plan will provide for adequate sewage waste disposal.
 7. The proposed site plan will not cause an unreasonable burden on the municipality’s ability to dispose of
 solid waste.
 8. The proposed site plan will not have an undue adverse effect on the scenic or natural beauty of the area,
 aesthetics, historic sites, significant wildlife habitat identified by the Department of Inland Fisheries and
 Wildlife or the municipality, or rare and irreplaceable natural areas or any public rights for physical or
 visual access to the shoreline.
 9. The proposed site plan conforms with a duly adopted site plan regulation or ordinance, comprehensive
 plan, development plan, or land use plan.
 10. The developer has adequate financial and technical capacity to meet standards of this section.
 11. The proposed site plan is situated entirely or partially within the watershed of any pond or lake or within
 250 feet of any wetland, great pond or river as defined in Title 38, Chapter 3, subchapter I, article 2-B
 M.R.S.A.
 12. The proposed site plan will not alone or in conjunction with existing activities, adversely affect the quality
 or quantity of ground water.
 13. The proposed site is not situated entirely or partially within a floodplain.
 14. All freshwater wetlands have been shown on the site plan.
 15. Any river, stream, or brook within or abutting the site plan has been identified on any maps submitted as
 part of the application.
 16. The proposed site plan will provide for adequate storm water management.
 17. The proposed plan will not negatively impact the ability of the City to provide public safety services.

Conditions of Approval:
 1. Approval is dependent upon, and limited to, the proposals and plans contained in the application packet
 dated October 9, 2025 and supporting documents and oral representations submitted and affirmed by the
 applicant, and conditions, if any, imposed by the Planning Board, and any variation from such plans,
 proposals and supporting documents and representations are subject to review and approval by the City
 Planner or the Planning Board.
 2. Prior to scheduling a preconstruction meeting the following items shall be addressed:
 a. All Staff comments be addressed
 b. Ability to Serve from PWD provided
 c. The applicant shall provide the digital data as required by §335-13 – verification with GIS
 coordinator.
 3. Prior to any site disturbance:
 a. A pre-construction meeting must be held with City Staff and the site work contractor. Contact the
 Planning Office to coordinate.
 4. Asbuilt plans provided prior to project closeout
 5. Best management practices shall be adhered to during all ground disturbance operations. All Street Catch
 basins in the vicinity of earthwork operations shall have silt sacks installed & maintained for the duration
 of the work. Additional BMPs may be required to address erosion and sediment control during
 construction. Determination of the need for additional measures are at the sole discretion of City Staff.




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3. Planner’s Business – Rock Row South Campus Master Plan

 Zone: Contract Zone 12 – Rock Row Contract Zone

 Project Description
 This workshop provides for an opportunity for the applicant to present the master plan of the next phase of the
 Rock Row Development (Phase III) located generally toward the northerly half of the south campus. This
 review is conceptual in nature. As the project proceeds, each lot within the Rock Row South Campus
 Subdivision will require individual site plan reviews and approvals. Prior to any site plan submission, the
 subdivision that was most recently approved by the Westbrook Planning Board on November 4th requires
 approval by the Portland Planning Board and to be recorded at the Cumberland County Registry of Deeds.

 Following the presentation by Dirigo Developers, LLC both Planning Boards for the Cities of Westbrook and
 Portland will have an opportunity to provide high level questions and discussions on the site layout, project
 phasing and other elements related to the build out of Phase III.

 Westbrook Staff comments

 1. An ability to serve for any expansion of sewer flow will not be approved due to the pump station and its
 connection to the public system not being in compliance with the previously approved plans and
 agreements. The Ordinance requires an ability to serve for Wastewater as part of the site plan/private
 way review. Therefore, this noncompliance would need to be addressed prior to any future approvals.
 2. It is the recommendation to connect Rock Row Blvd between Main St and Westbrook Arterial as part of
 the Phase 3 build out to provide vehicular and direct pedestrian connectivity of Phase 3 residents to the
 Phase 1 amenities as well as assist with traffic disbursement within and through the development.
 3. Turning template does not appear to demonstrate access throughout the development. Please show a
 continuous truck through the road system.
 4. Coordinate with Fire Department on the location of hydrants as what is shown on the master plan would
 not be the preferred locations. Utility/hydrant review likely to occur during the continued review of the
 Rock Row / Quarry Drive private way plans.
 5. With the review of each lot, applicant will need to demonstrate that all Ordinance requirements are or
 have been met through the current application or previous approval(s) ex: parking, recreation and
 connectivity, etc. Ensure each phase of construction is independently functional and does not require
 any elements of a future phase buildout for site functionality.
 6. Each individual approval requires its own performance guarantee, preconstruction meeting and
 construction scheduling.
 7. More information needed on the jurisdiction responsible for permitting, fees, inspections and emergency
 servicing specifically related to the entertainment center located primarily in Portland. An MOU
 between Portland and Westbrook is necessary to determine rights and responsibilities. MOU shall be
 reviewed and agreed upon by both municipalities prior to any site plan approval for lot 14.




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