Planning Board — Portland, ME
Date: 2026-01-13
Time: 16:30

PLANNING BOARD MEMBERS
 Joseph Zamboni, Chair
 Kelsey Robertson, Vice Chair
Tuesday, January 13, 2026 at 4:30 PM Michael Joseph Fox
Room 24 (Basement of City Hall) and Brandon Mazer
 Nicholas Messina
Zoom David Silk
 Austin Smith




The Planning Board will conduct this meeting in a hybrid format via Zoom pursuant to the Remote Meeting
Policy adopted by the Planning Board. Allow your computer to install the free Zoom app to get the best
meeting experience. If you are not able to attend live either in person or via Zoom, a recording will be available
in the Agenda Center following the meeting. For more information on how to use zoom, please go
here: https://content.civicplus.com/api/assets/18148b5d-f26e-472f-8d2c-245db97e5c27. For public comment
via Zoom, you will need to use the “raise your hand” feature. To raise your hand via the telephone, please hit
*9. You will be un-muted by the host when it is time for public comment. Please note that the placement of
items on this agenda are subject to change – please check the agenda center prior to the meeting for the item
start time.

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PUBLIC COMMENT INFORMATION:


 1
To submit written public comment on an agenda item, email planningboard@portlandmaine.gov. Submissions
must be received by 12:00 pm the day before the Planning Board meeting to guarantee their inclusion in the
agenda packet. All submissions must include the commenter's name and legal address. To help ensure your
comment is submitted for the correct item, please include the name of the agenda item (see below).


AGENDA:

PUBLIC HEARING - 4:30 PM
1. ROLL CALL AND DECLARATION OF QUORUM
2. COMMUNICATION AND REPORTS
 2025 Planning Board Yearly Accomplishments
3. REPORT OF ATTENDANCE AT THE MEETING HELD ON DECEMBER 9, 2025
 Public Hearing
 45 Union Street: Mazer, Messina, Robertson and Silk present. Smith recused. Fox and Zamboni
 absent.
4. REPORTS OF DECISIONS AT THE MEETING HELD ON DECEMBER 9, 2025
 i. Major Site Plan and Traffic Movement Permit; 45 Union Street; Kowtower, LLC.,
 Applicant. Silk motioned and Robertson seconded a motion to approve the major site plan
 application. Vote 4-0 (Smith recused, Fox and Zamboni absent). Silk motioned and Robertson
 seconded a motion to approve the traffic movement permit. Vote 4-0 (Smith recused; Fox and
 Zamboni absent). Silk motioned and Robertson seconded a motion to adopt the staff report
 and draft the approval letter as the Planning Board's decision, and to authorize the board chair
 to sign the approval letter as drafted. Vote 4-0 (Smith recused; Fox and Zamboni absent).
5. NEW BUSINESS
 i. Subdivision; 138 Auburn Street; DBA First Lutheran Church, Applicant. The Planning Board
 will hold a hybrid public hearing to consider a subdivision application to create three new lots
 in the Residential Neighborhood RN-1 zone. Two new lots would have frontages along
 Washington Avenue with the remaining land for the existing Lutheran Church would continue
 to have frontage on Auburn Street. A project and plan summary are available for viewing on
 the city's CSS Portal (https://css.portlandmaine.gov/) by referencing Plan Number PL-003437-
 2025.




 2

PLANNING BOARD MEMBERS
 Joseph Zamboni, Chair
 Kelsey Robertson, Vice Chair
Tuesday, January 13, 2026 at 4:30 PM Michael Joseph Fox
Room 24 (Basement of City Hall) and Brandon Mazer
 Nicholas Messina
Zoom David Silk
 Austin Smith




The Planning Board will conduct this meeting in a hybrid format via Zoom pursuant to the Remote Meeting
Policy adopted by the Planning Board. Allow your computer to install the free Zoom app to get the best
meeting experience. If you are not able to attend live either in person or via Zoom, a recording will be available
in the Agenda Center following the meeting. For more information on how to use zoom, please go
here: https://content.civicplus.com/api/assets/18148b5d-f26e-472f-8d2c-245db97e5c27. For public comment
via Zoom, you will need to use the “raise your hand” feature. To raise your hand via the telephone, please hit
*9. You will be un-muted by the host when it is time for public comment. Please note that the placement of
items on this agenda are subject to change – please check the agenda center prior to the meeting for the item
start time.

Please click the link below to join the webinar:
Join from PC, Mac, iPad, or Android:
https://portlandmaine-gov.zoom.us/j/85738571979

Phone one-tap:
+13126266799,,85738571979# US (Chicago)
+16469313860,,85738571979# US

Join via audio:
+1 312 626 6799 US (Chicago)
+1 646 931 3860 US
+1 929 205 6099 US (New York)
+1 301 715 8592 US (Washington DC)
+1 305 224 1968 US
+1 309 205 3325 US
+1 564 217 2000 US
+1 669 444 9171 US
+1 669 900 6833 US (San Jose)
+1 689 278 1000 US
+1 719 359 4580 US
+1 253 205 0468 US
+1 253 215 8782 US (Tacoma)
+1 346 248 7799 US (Houston)
+1 360 209 5623 US
+1 386 347 5053 US
+1 507 473 4847 US
Webinar ID: 857 3857 1979
International numbers available: https://portlandmaine-gov.zoom.us/u/kbvHcZIvSG

PUBLIC COMMENT INFORMATION:


 1

 Page 1
To submit written public comment on an agenda item, email planningboard@portlandmaine.gov. Submissions
must be received by 12:00 pm the day before the Planning Board meeting to guarantee their inclusion in the
agenda packet. All submissions must include the commenter's name and legal address. To help ensure your
comment is submitted for the correct item, please include the name of the agenda item (see below).


AGENDA:

PUBLIC HEARING - 4:30 PM
1. ROLL CALL AND DECLARATION OF QUORUM
2. COMMUNICATION AND REPORTS
 2025 Planning Board Yearly Accomplishments
3. REPORT OF ATTENDANCE AT THE MEETING HELD ON DECEMBER 9, 2025
 Public Hearing
 45 Union Street: Mazer, Messina, Robertson and Silk present. Smith recused. Fox and Zamboni
 absent.
4. REPORTS OF DECISIONS AT THE MEETING HELD ON DECEMBER 9, 2025
 i. Major Site Plan and Traffic Movement Permit; 45 Union Street; Kowtower, LLC.,
 Applicant. Silk motioned and Robertson seconded a motion to approve the major site plan
 application. Vote 4-0 (Smith recused, Fox and Zamboni absent). Silk motioned and Robertson
 seconded a motion to approve the traffic movement permit. Vote 4-0 (Smith recused; Fox and
 Zamboni absent). Silk motioned and Robertson seconded a motion to adopt the staff report
 and draft the approval letter as the Planning Board's decision, and to authorize the board chair
 to sign the approval letter as drafted. Vote 4-0 (Smith recused; Fox and Zamboni absent).
5. NEW BUSINESS
 i. Subdivision; 138 Auburn Street; DBA First Lutheran Church, Applicant. The Planning Board
 will hold a hybrid public hearing to consider a subdivision application to create three new lots
 in the Residential Neighborhood RN-1 zone. Two new lots would have frontages along
 Washington Avenue with the remaining land for the existing Lutheran Church would continue
 to have frontage on Auburn Street. A project and plan summary are available for viewing on
 the city's CSS Portal (https://css.portlandmaine.gov/) by referencing Plan Number PL-003437-
 2025.




 2

 Page 2
Planning and Urban Development
Andrew Graminski, AICP
Planning & Development Review Manager




To: Chair Zamboni and Members of the Planning Board
From: Andrew Graminski, Planning & Development Review Manager
Date: January 13, 2026
Re: Planning Board 2025 Accomplishments

The following is a summary of the Planning Board’s accomplishments over the course of 20 meetings
held during the 2025 calendar year. Highlights of the Board’s accomplishments are listed below.

1. PLANNING BOARD MAJOR SITE PLAN APPROVALS:
A total of 14 Major Site Plan applications were approved in 2025, including 10 residential/mixed-use
projects, and 4 non-residential projects resulting in:
 • Total Housing Units Approved: 1,347
 • Total Workforce Housing Units: 107
 • Total Affordable Housing Units (IZ Exempt1): 285
 • Total Jill C. Duson Housing Trust Fund Contributions: $4,008,000
 • Total Hotel Rooms: 218
 • Total EV Charging Infrastructure: 64
 • Bicycle Spaces: 645
 • New On-Site Street Trees: 93
 • Total new trees: 244
 • Tree Fund Contributions: $204,400

In 2025, the Planning Board reviewed 10 residential Major Site Plan applications – one of the lowest
volumes of applications seen in the last decade. However, of those 10 Major Site Pan applications, the
Board advanced a record- 1,347 new housing units, marking the highest number of units approved in a
single year over the last ten years. Of the units approved, the majority are proposed in large multi-family
developments, rather than smaller-scale infill projects. Of the approved units, 392 are designated as
affordable units and $3,380,000 will be collected into the Jill C. Duson Housing Trust fund. 2025’s
approvals also furthered the city’s sustainability goals by approving the planting of 244 new trees,
installation of 64 EV charging stations, and 645 bicycle parking spaces. Moreover, the Planning Board
approved several notable non-residential projects, including 203 Fore Street, a 130-room hotel with
5,500 square feet of ground floor retail, which would contribute $628,030 into the Housing Trust fund,

1 Meeting or exceeding the standards in Section 17.2.3(C) exempts a project from the workforce housing requirements of

Section 17.2.3.



 389 Congress Street, Portland, Maine 04101 | ph: 207.874.8608 | agraminski@portlandmaine.gov

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331 Veranda Street, a 50,000 square foot administrative office building for Martin’s Point Healthcare,
and 76 St. James Street, remediation work for Dougherty Fields. Outside of site plan applications, the
Board also reviewed three zoning amendments including proposed text amendments to the City’s
inclusionary zoning for hotels and the Pedestrian Activities District (PAD) Overlay, and a text and map
amendment to establish the University of New England’s Institutional Overlay Zone (IOZ).

Residential approvals by zone:
 Zone Total Projects Total Residential Units
 Residential Neighborhood 4 308
 Zones*
 Mixed-Use Zones** 6 1,039
 Total 10 1,347
*Includes RN-1, RN-4, RN-5 zones, and the former R-6 zone
**Includes the B-1, B-2b, B-2, B-3, and B-5 zones


A. Notable Residential Approvals:
125 Thompson Point Road
On February 25, 2025, the Planning Board approved a Major Site Plan application for the construction of
a six-story, 255-market rate unit multifamily residential building, with an attached six-story parking
structure that can accommodate up to 463 vehicles and additional surface-level parking for 35 vehicles
at 125 Thompson Point Road. The development of the approved residential building was originally
envisioned as part of the Thompson’s Point Master Plan (approved by the Planning Board in March of
2014). The site plan had pending proceeding status through the approved Master Plan and was not
subject to the City’s Inclusionary Zoning regulations as they were implemented after the Master Plan
was originally approved. Programming for the building includes drop-off parking and entry zone and
various amenities for residents including a pool, bocce court, multiple pergolas, and a private trail
connection to the existing public trail network nearby.




 Figure 1: Prospective rendering of the building from the Fore River.



 389 Congress Street, Portland, Maine 04101 | ph: 207.874.8608 | agraminski@portlandmaine.gov

 Page 4
165 Washington Avenue
On February 25, 2025, the Planning Board approved a Major Site Plan Application for the construction of
a seven-story, 325-unit, mixed-use building, with 1,800 square feet of ground-level retail space and 11
parking spaces at 165 Washington Avenue. The proposed building would be located on a surface parking
lot with a vacant building formerly the Burner Supply warehouse in the East End neighborhood within
the B-2b Neighborhood Business zone. The project would be located along a priority corridor for the City
that contains a variety of residential and non-residential uses including breweries, retail establishments,
and restaurants. The development would result in 82 workforce housing units onsite.




 Figure 2: Prospective rendering of the building along Washington Avenue.


9 Boyd Street – Phase 2 and 3
On May 27, 2025, the Planning Board approved a Major Site Plan and Subdivision application for the
construction of two multifamily residential buildings with 119 units in total and associated site
landscaping and public realm improvements at 9 Boyd Street in the East Bayside neighborhood. The
project would demolish four existing, 10-unit multifamily buildings that were constructed in the late
1960s, that are owned by the Portland Housing Authority. The approved project is part of a phased
development known as the “COMB block redevelopment” and this approval enabled phases 2 and 3.
Phase 1 was approved by the Planning Board on July 9, 2024, which was for the construction of a six-
story, 55-unit multifamily building at the corner of Boyd and Oxford Street. Phase 2 would consist of a
seven-story, 92-unit building with 82 affordable housing units and 10 market rate units. Phase 3 would
consist of a 3-story, 27 affordable housing unit townhome building. The project is exempt from the City’s
Inclusionary Zoning policy as they exceed the standards outlined in Section 17.2.3(C).




 389 Congress Street, Portland, Maine 04101 | ph: 207.874.8608 | agraminski@portlandmaine.gov

 Page 5
 Figure 3: Approved phased site plan.


B. Small-Scale Infill Development or Redevelopment
161 York Street
On October 28, 2025, the Planning Board approved a Major Site Plan for the construction of two, three-
unit residential buildings (six total units) at 161 York Street, a small-infill site in the West End, the site of
an empty lot that touches both York Street and Guilford Way.




 Figure 4: Illustrative site plan.




 389 Congress Street, Portland, Maine 04101 | ph: 207.874.8608 | agraminski@portlandmaine.gov

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C. Mixed-Use Development
45 Union Street
On December 9, 2025, the Planning Board approved a Major Site Plan and Traffic Movement Permit for
the construction of a 30-story mixed-use building with 88 hotel rooms, 73 residential units, ground floor
retail space, and a restaurant and observation space at 45 Union Street in the Old Port neighborhood.
The project would be located in an existing surface parking lot between Union and Exchange Streets.
The proposed building features a ground-floor motor court with separate lobbies, a cafe, and 10 levels
of hotel rooms topped by a residential wellness center and 15 floors of housing. The structure is
crowned by a two-story architectural cap containing a restaurant, a public observation deck, and hotel
reception facilities. The new tower would be surrounded by a public plaza connecting to existing
sidewalks on Exchange, Union, and Fore Streets. The project would pay $3,380,000 into the City’s
affordable housing trust fund in lieu of providing workforce units onsite for the residential portion of the
project.




 Figure 5: Rendering of the proposed building from the Portland Harbor.


 389 Congress Street, Portland, Maine 04101 | ph: 207.874.8608 | agraminski@portlandmaine.gov

 Page 7
D. Notable Non-residential development
331 Veranda Street
On January 14, 2025, the Planning Board approved a Major Site Plan application for a 50,000 square
foot administrative office building with 92 parking spaces and associated site improvements
associated with the Martin’s Point Healthcare campus at 331 Veranda Street. The approval included
new publicly accessible pedestrian connections along the eastern edge of the property to connect
new surface parking with the existing Martin’s Point trail.




 Figure 6: Rendering of the proposed office at Martin’s Point.

203 Fore Street
On July 8, 2025, the Planning Board approved a Major Site Plan application for a five—story, 130-
room extended stay hotel with three ground-floor retail units in the India Street Form-Based Code
(IS-FBC) zone. As part of the approval, the project will be required to contribute $628,030 into the
Housing Trust Fund.




 Figure 7: Rendering of the proposed five-story hotel.




  389 Congress Street, Portland, Maine 04101 | ph: 207.874.8608 | agraminski@portlandmaine.gov

 Page 8
E. Zoning Amendments
Hotel Inclusionary Zoning Text Amendment for fee-in-lieu standard
The Planning Board evaluated four proposed recommendations to update the hotel inclusionary
zoning requirements within the Land Use Code (Section 17.2.4). Following a review commissioned
by the Housing and Economic Development Committee, staff presented fee alternatives based on a
third-party consultant's study. Over the course of two meetings, the Board analyzed these options
to determine the most effective amendments for the city's ordinance. On November 4, 2025, the
City Council adopted a zoning amendment to increase the fee-in-lieu to $9,520 per hotel room.

University of New England Institutional Overlay Zone Amendment
On February 25, 2025, the Planning Board recommended approval of a text and map amendment to
establish the University of New England Institutional Overlay Zone (IOZ). The Planning Board also
approved the University’s Institutional Development Plan, which is a requirement for development
within an IOZ. The purpose of the zoning changes was to establish zoning regulations that are
conducive to the University’s long-term development plans and allows for on-campus housing,
academic buildings, and athletic facilities. On May 21, 2025, the City Council adopted the zoning
amendment.




 Figure 8: Recommended and approved UNE IOZ Map Boundary.


Text Amendment to the Pedestrian Activities District (PAD) Overlay
On July 8, 2025, the Planning Board recommend approval of a text amendment to the PAD Overlay.
The amendment was to include a reference to a new vacant commercial properties ordinance that
would apply to all properties with ground floor commercial uses within the PAD Overlay boundary.
On September 3, 2025, the City Council adopted the zoning amendment.




  389 Congress Street, Portland, Maine 04101 | ph: 207.874.8608 | agraminski@portlandmaine.gov

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 Att. A




24008 July 9, 2025

Matthew Grooms, AICP
Development Review Services Manager
Planning & Urban Development
City of Portland
389 Congress Street
Portland, ME 04101

Subdivision Plan Application – Proposed 3 Lot Subdivision
132 Auburn Street
Portland, Maine
First Lutheran Church of Portland, Maine
DBA First Lutheran Church

Dear Matthew,

As you know, on August 21, 2024, our office participated in a pre-application meeting
with you and other City Department Heads to discuss a proposal to further divide land
of the First Lutheran Church of Portland, Maine (DBA First Lutheran Church) at 132
Auburn Street.

During this meeting, you provided important feedback regarding the layout of the
proposed 2 new lots that would front Washington Avenue and the remaining land of
the Church. You also provided insight to the recodification of the Land Use Regulations
that would potentially improve the layout for the two new lots and the remaining land.
With the new Codes now in place, we have prepared the enclosed revised Plans which
reflect the new Code criteria and integrate recommendations made during our call with
municipal staff last August.

The enclosed Plans and Application materials are being submitted to respectfully
request review by the City Planning Staff for placement on the earliest available agenda
for Planning Board review.




 Page 17
Mr. Grooms ~2~ July 9, 2025



Design Team Members
The Applicant, First Lutheran Church, has assembled a team to prepare and assemble
the information contained in this Subdivision Plan Application Package. The following
team members have provided information in support of this Subdivision Plan
Application package:
Owner/Applicant:
First Lutheran Church
Attn: Ed Daggett, esq.
138 Auburn Street
Portland, ME 04103
(207) 939-0820
ed.daggett@firstlutheranportland.org

Natural Resources Consultant
Mark Hampton Associates
Attn: Mark Hampton, LSE, CCS
P.O. Box 1931
Portland, ME 04104-1931
(207) 756-2900
mhampto1@maine.rr.com

Surveyor and Site Civil Engineer:
St.Clair Associates
Attn: David St.Clair P.L.S.
Attn: Nancy St.Clair P.E.
34 Forest Lane
Cumberland, ME 04021
207-415-5553 (David)
207-615-8586 (Nancy)
david@stclairassociatesmaine.com
nancy@stclairassociatesmaine.com

Setting

The approximately 3.09 acre property is located in the City of Portland’s Residential
Neighborhood 1 (RN1) Zoning District. The property is identified by the Portland
Assessor’s Database as Lot 374 A013001. The property has approximately 216 feet of
frontage on Auburn Street and 116 feet of frontage on Washington Avenue.

The parcel is currently improved with a Church building, hall, classroom space, outside
play area and parking field. These improvements are all accessed by an existing driveway
entrance off Auburn Street. No changes are proposed to the existing site improvements.

 St.Clair Associates ~ 34 Forest Lane ~ Cumberland, Maine 04021
 david@stclairassociatesmaine.com nancy@stclairassociatesmaine.com
 David’s Phone (207) 415-5553 Nancy’s Phone (207) 615-8586
 Page 18
Mr. Grooms ~3~ July 9, 2025



The frontage along Washington Avenue is primarily wooded. The portion of the site
that has frontage on Washington Avenue is the location for the two proposed new
residential lots.

The wooded area along Washington Avenue (located on the southwesterly side of the
site) is slightly elevated above Washington Avenue and extends up to a ridge generally
located in the area of the proposed new homes. This portion of the site generally drains
towards Washington Avenue.

The rear of the proposed new house lots slopes in a general easterly direction away
from Washington Avenue.
Natural Resources
Mark Hampton Associates has conducted a Natural Resource evaluation of the site,
and has mapped the wetland areas on the property. The GPS data points provided by
Mr. Hampton are shown on the enclosed Plans. Mr. Hampton’s Wetland Letter is
enclosed. As the Plans demonstrate, the wetlands occur primarily in the southcentral
portion of the property, in the lower elevations of the site, at the rear of the proposed
new house lots.
As noted above, from the existing ridge line along Washington Avenue (located about
midway of the lot development envelope for each new house lot), the area generally
drains toward the mapped wetland.
Proposed Subdivision Layout

As the enclosed Subdivision Plan demonstrates, the layout proposes 2 new residential
home lots that will have their frontage along Washington Avenue. The remaining land
reserved for the First Lutheran Church improvements will have its frontage from
Auburn Street.

As such, no new roads are proposed as part of this Subdivision, and there is no
proposed connection between Auburn Street and Washington Avenue. As noted above,
no changes are proposed to the existing site improvements associated with the Church.

Upon approval, the Applicant proposes to offer the two residential lots for sale. The
Applicant is not proposing to construct any residential improvements on the property.


 St.Clair Associates ~ 34 Forest Lane ~ Cumberland, Maine 04021
 david@stclairassociatesmaine.com nancy@stclairassociatesmaine.com
 David’s Phone (207) 415-5553 Nancy’s Phone (207) 615-8586
 Page 19
Mr. Grooms ~4~ July 9, 2025

This allows the future lot buyers the flexibility to construct homes that meet market
demands for housing in accordance with the Ordinance options available in the RN1.

Potential Number of New Dwelling Units

As the enclosed Subdivision Plan shows, the Applicant is proposing to create two new
residential lots to be offered for sale. Given the zoning for this property (Residential
Neighborhood 1 (RN1)), the number of dwelling units on each lot can vary from a
single-family home, up to a four-family dwelling, without the need for a Conditional
Use Approval.
With the creation of two new lots for sale, the number of potential new dwelling units
could vary from two single-family residences (i.e. one home on each lot) to up to 8 new
dwelling units (i.e. a 4-unit residence on each lot). Any additional units beyond that
amount would require an applicant to seek a Conditional Use Approval. It is important
to note that the Applicant is simply seeking to create two lots to be offered for sale.
Utilities
It is anticipated that the proposed 2 new lots will tie into the existing public water main
and public sewer main in Washington Avenue. Power, telephone, and cable lines are
also available in Washington Avenue.
Since the Applicant will be selling the two house lots, and municipal utility lines are
already present along the site frontage, it is not anticipated that there will be any need
to extend the public utility network to supply these two lots.
In addition, no utility changes are proposed for the remaining land, which includes the
First Lutheran Church and its associated site features, which are supplied by existing
utility services from Auburn Street.

Given that the Applicant is proposing to offer the two lots for sale upon approval, and
the designs for the new homes (including the number of dwelling units) will be at the
discretion of the future lot buyers, all utility services will be installed by the new lot
owners at the time of the construction of the new residences.

Ability to Serve Letters (Waiver Requested)
With regard to water service requirements (i.e. domestic flows and fire service/sprinkler
needs) and an Ability to Serve letter from the Portland Water District, the actual flow


 St.Clair Associates ~ 34 Forest Lane ~ Cumberland, Maine 04021
 david@stclairassociatesmaine.com nancy@stclairassociatesmaine.com
 David’s Phone (207) 415-5553 Nancy’s Phone (207) 615-8586
 Page 20
Mr. Grooms ~5~ July 9, 2025

design information will need to be provided by the developer of each house lot as part
of a residential building permit application. The utility supply needs are dependent on
the number of dwelling units served on each lot.

Likewise, the sewer flows generated on these two lots will vary depending on whether
two single-family homes, duplexes, triplexes or four-plex homes (or a combination
thereof) will be constructed on the lots.

As part of this Subdivision Application submittal, the Applicant is formally requesting
a waiver of the requirement to provide an Ability to Serve Letter from the Portland
Water District and from the City of Portland Sewer Division, as the specifics to obtain
anticipated water demands and sewer flow rates are dependent on the type of home
constructed, including the installation of residential sprinkler systems.

Traffic
It is anticipated that each new residential lot will have a driveway curb cut off
Washington Avenue. No interconnecting access is proposed to tie into the Church’s
existing parking area and curb cut onto Auburn Street.
This allows the new house lots to maintain the existing residential setting along
Washington Avenue, and separates the Church parking and existing site features from
the new house lots. The existing Church driveway off Auburn Street will not be
changed.
In addition, the separation between the existing Church and the two new home sites
prevents the area from being used as a “cut-through” between Auburn Street and
Washington Avenue. This is particularly important, since the First Lutheran Church
includes a pre-school at the rear of the Church building.

As noted previously in this narrative, with the creation of two new lots for sale in the
RN1 Zone, the number of potential new dwelling units could vary from two single-
family residences (i.e. one home on each lot) to up to 8 new dwelling units (i.e. a 4-unit
residence on each lot). Any additional units beyond that amount would require an
applicant to seek a Conditional Use Approval.
In order to estimate the anticipated new vehicle trips associated with the two proposed
residential lots, a range of anticipated trips has been identified. This is because the



 St.Clair Associates ~ 34 Forest Lane ~ Cumberland, Maine 04021
 david@stclairassociatesmaine.com nancy@stclairassociatesmaine.com
 David’s Phone (207) 415-5553 Nancy’s Phone (207) 615-8586
 Page 21
Mr. Grooms ~6~ July 9, 2025

Zoning allows a range of dwelling units on each lot, and the type of home constructed
will be at the discretion of each future lot buyer.

As such, we have compared the estimated PM Peak Hour trip generation rates
associated with two new single-family residences up to two new four-unit homes.

Anticipated Site Trip Generation for two new single-family residences:
Trip generation during the PM Peak hour was determined for the construction of a
single-family residence on each of the proposed 2 new residential lots based upon the
trip table presented in the tenth edition of the Institute of Transportation Engineers
(ITE) “Trip Generation” handbook.
 Land-Use Code 210-Single Family Detached Housing
 Street Peak Hour – PM Peak = 0.99 trips/dwelling unit

Accordingly, for two proposed single-family homes (one on each new house lot) it is
anticipated that the proposed 2 residential building lots will generate 2 (i.e. 1.98) trips
during a typical weekday PM peak hour.

Anticipated Site Trip Generation for two new four-family residences:
Given that the RN1 Zoning would allow the construction of up to a 4-unit building on
each new house lot (without the need to seek a Conditional Use Approval), our office
also evaluated the anticipated trip generation associated with two new 4-unit buildings.
Given the setting, our office considered Low Rise Multifamily housing as the
anticipated land use code for possible 4-unit buildings that might be allowed in this
zone. The ITE defines low-rise multifamily housing as buildings with one- to three-
floors.

The trip table presented in the tenth edition of the Institute of Transportation
Engineers (ITE) “Trip Generation” handbook.
 Land-Use Code 220-Multifamily Housing (Low-Rise)
 Street Peak Hour – PM Peak = 0.56 trips/dwelling unit

Accordingly, for two proposed 4-unit multi-family homes (one on each new house lot)
it is anticipated that the possible 8 new residential dwelling units building lots could
generate 5 (i.e. 4.48) trips during a typical weekday PM peak hour.

 St.Clair Associates ~ 34 Forest Lane ~ Cumberland, Maine 04021
 david@stclairassociatesmaine.com nancy@stclairassociatesmaine.com
 David’s Phone (207) 415-5553 Nancy’s Phone (207) 615-8586
 Page 22
Mr. Grooms ~7~ July 9, 2025

Anticipated PM Peak Hour Trip Range

As such, given the density allowed in the RN1 Zone, the anticipated new trips
associated with the two new house lots, could range from 2 to 5 in the PM peak hour.



Stormwater
Our office has prepared the enclosed schematic Site Grading & Details Plan which
shows a conceptual building on each lot. The building footprints range in size from
approximately 1,064 sf to 1,120 sf, and generally represent a typical residential scale
home.
As the Plan shows, both of the homes would be accessed by individual driveways off
Washington Avenue. Utility service connections for the new homes would tie into the
available utilities in Washington Avenue.

As the schematic grading designs show, it is anticipated that each house will be located
such that the first-floor elevation is slightly above street grade to allow runoff from the
front portions of the homes to continue to flow towards Washington Avenue. There
is an existing catch basin in Washington Avenue that is centrally located between the
two proposed house lots.

Depending on the final house design and the available invert of the existing municipal
stormdrain system, footing drains may be able to connect to the drainage system in the
street. Otherwise, the homes will need to be designed such that the footing drains will
“daylight” at the rear of the site, at the lowest point above the wetlands. Stormwater
from the two new home sites will be directed to the stormwater system located in
Washington Avenue.

As the schematic grading designs show, it is anticipated that the house will be the high
point on each lot, with the front portion of the property generally draining toward
Washington Avenue. It is anticipated that the house on Lot 1 will sit slightly higher
(roughly 1’) than the new home on Lot 2. This will allow the new homes to be consistent
with the general slope of Washington Avenue in this area.

The side yards of each lot are anticipated to break at high points generally in the middle
of each new house such that runoff is split between the front and rear of each lot, and
does not flow onto abutting properties.

 St.Clair Associates ~ 34 Forest Lane ~ Cumberland, Maine 04021
 david@stclairassociatesmaine.com nancy@stclairassociatesmaine.com
 David’s Phone (207) 415-5553 Nancy’s Phone (207) 615-8586
 Page 23
Mr. Grooms ~8~ July 9, 2025

It is anticipated that the rear of the homes will be graded such that they generally drain
toward the existing wetlands at the rear of the lots. This mimics the existing pre-
development drainage patterns.

It is recommended that roof runoff from each of the new homes be collected and
treated in Roof Dripline BMPs that are located along the drip edges of the new homes.
A detail for a typical Roof Dripline BMP is shown on the enclosed Site Grading &
Details Plan. The use of this BMP will afford an opportunity for the roof runoff to be
treated (filtered and cooled) prior to either entering the municipal drainage system in
Washington Avenue, or discharging at the rear of the site.

As the enclosed Plan shows, each of the lots will require installation of filter barriers
around the perimeter of the disturbed areas of each lot, such that all downstream
receiving areas, including the existing wetlands at the rear of each lot, will be protected
from potential sediment laden runoff. A detail for a construction entrance is provided
on the Plan as well, in order to provide protection of Washington Avenue and to avoid
tracking of mud and/or debris onto the street.
It is important to note that the enclosed Plans are provided as schematics only, and that
specific Residential Site Plans for each lot must be prepared and filed by future lot
purchasers for municipal review and approval. The future Residential Site Plans will
include specific home designs that reflect the actual proposed construction on each lot.

State Level Permits

Given that there are no site improvements proposed by the Applicant, it is not
anticipated that the subdivision will require any State Level Permits.

Financial Capacity
The site is currently owned by the First Lutheran Church of Portland. As noted
previously, the Applicant is not proposing to modify any of the existing site features
associated with this property as part of the Subdivision Review process. The Applicant
is simply requesting approval to divide their lot such that two new residential house lots
are created for sale. The remaining land which includes all of the existing site
improvements will be retained by the Church.
The proposed new house lots will use existing site frontage such that no new roadways
are required or proposed. The lots are being offered for sale, in order to allow future


 St.Clair Associates ~ 34 Forest Lane ~ Cumberland, Maine 04021
 david@stclairassociatesmaine.com nancy@stclairassociatesmaine.com
 David’s Phone (207) 415-5553 Nancy’s Phone (207) 615-8586
 Page 24
Mr. Grooms ~9~ July 9, 2025

lot buyers the most opportunity to meet market housing demands by constructing
homes that reflect the available housing options in the RN1 zoning district.

Since the Applicant is not proposing any site improvements, and the land is owned by
the Church, there are no land acquisition or construction costs associated with this
proposed Subdivision. The only anticipated costs associated with this proposed
Subdivision are the soft costs associated with the design and permitting of the property.
Since these costs are generally modest in the overall context of real estate development,
it is anticipated that the Church’s available funding can support the Subdivision
program for this site.

Please see the enclosed letter from the Applicant and their bank regarding funding.

Application Materials
We have included copies of the following materials in support of the applicant’s
Subdivision presentation to the Portland Planning Board:

 • Cover Letter, Planning Board Application Form and Checklist
 • Copy of Deed
 • Abutter List
 • Wetland Letter by Mark Hampton Associates
 • Financial Capacity

In addition to the narratives and reports described above, we have included copies of
the following Plans:

 • Boundary & Topographic Survey Plan
 • 30-Scale Subdivision Plan
 • Conceptual Site, Grading & Details Plan

The application fee has been calculated as follows:
 Subdivision Application Fee: $600
 Fee per Lot ($175 per lot at 10 new lots) $ 90
 $690
A check for this $690 application fee being provided directly by the applicant under
separate cover.

 St.Clair Associates ~ 34 Forest Lane ~ Cumberland, Maine 04021
 david@stclairassociatesmaine.com nancy@stclairassociatesmaine.com
 David’s Phone (207) 415-5553 Nancy’s Phone (207) 615-8586
 Page 25
Page 26
 Att. B




 Planning & Urban Development Department
 SUBDIVISION
 GENERAL DOCUMENT AND DRAWING CHECKLIST
 Please submit each document as a separate PDF file.
 Please confirm by electronically checking the boxes in the left-hand column.

General Application Documents
  Indicate Required of All Applications
 Below
 ☐✔ Project Description
 • Cover letter with detailed project description
 ☐
 ✔ Completed Checklist (this document)
 ☐
 ✔ Evidence of Right, Title, and Interest
 • Deeds, leases, or purchase and sale agreements
 ☐
 ✔ Financial Capacity
 • Letter or evidence from a financial institution or third-party verifying financial capacity
 to undertake the project.
 ☐
 ✔ Technical Capacity
 • Evidence of technical capability of applicant and consultants – resume and/or examples
 of past projects.
 ☐
 ✔ Subdivision Standards
 • Summary of project compliance with subdivision standards of the land use code.
 ☐
 ✔ Zoning Assessment (the link to the form can be found here)
 • Summary of compliance with use and dimensional standards of the land use code.
 Indicate Only if Applicable
 Below
 Yes N/A
  ☐
  ✔ ☐ Waiver Requests (the link to the form can be found here)
 • Written request for waiver describing request and compliance with applicable waiver
 standards.
  ☐ ☐
 ✔ Summary of Existing or Proposed Easements or Covenants
 • Evidence of existing easements and any proposed easements, covenants, public or
 private rights-of-way.
  ☐ ☐  ✔ Evidence of State or Federal Approvals
 • Permits or letters of non-jurisdiction
Additional Documents
Indicate Only if Applicable
Below
  Yes N/A
  ☐ ☐
 ✔ Soil Test Analysis
 • Where private sewage systems are used, soil test results and supporting data, as
 required by Article 14 in the Land Use Code shall be provided.
  ☐ ☐
 ✔ Load Bearing Analysis
 • Information demonstrating the property’s capacity to support the load of the
 anticipated new development. If the property’s load bearing capacity is in question, the




 Page 27
 applicant shall include a geotechnical report, prepared by a professional engineer, with
 supporting data, detailing the results of test borings.
  ☐ ☐
 ✔ Price Range of Residential Units Being Developed
  ☐ ☐
 ✔ High Intensity Soil Survey
 • Detailed in Sec. 14 of the Technical Manual
  ☐ ☐
 ✔ City Master Plan Narrative
 • Detail project’s consistency with City adopted Master Plans.
  ☐ ☐
 ✔ Evidence of Utility Capacity
 • Provide letter from all utility providers demonstrating capacity to service the project.
  ☐ ☐
 ✔ Solid Waste Narrative
 • Detail the amount of solid waste and recyclable material anticipated to be generated by
 the development, and information on how waste will be collected and removed.
  ☐ ☐
 ✔ Life/Safety Code Analysis Narrative
 • Detail how the project complies with NFPA 1 and other Fire Department technical
 standards.
  ☐
  ✔ ☐ Design Narrative
 • Detail how the project complies with any applicable design standards contained within
 the Land Use Code or City of Portland Design Manual.
  ☐ ☐
 ✔ HVAC and Manufacturing Equipment Verification
 • Provide verification from manufacturer that equipment meets applicable state and
 federal emissions requirements.
  ☐ ☐
 ✔ Site Buffer Narrative
 • Provide a narrative detailing all proposed buffer areas, their dimensions, and long-term
 maintenance plans and responsibilities.
  ☐ ☐
 ✔ Significant Natural Features Narrative
 • Identify significant natural features, wildlife habitats, fisheries habitats, or archaeological
 sites, located on or near the project site, and describe protection methods during and
 after construction.
  ☐ ☐
 ✔ Construction Management Plan
 • Provide construction management narrative in accordance with the City’s Construction
 Management Template that details the sequence of construction for major site
 elements, construction timeline, erosion and sedimentation control measures, and
 pollution abatement measures.
  ☐
  ✔
 ☐ Erosion and Sedimentation Control Plan
 • Provide an ESC Narrative in accordance with Section 12 of the Technical Manual.
  ☐ ☐
 ✔ Low Impact Development (LID) Analysis
 • Provide a narrative detailing how the subdivision complies with the low impact
 development requirements listed in Section 3 of the Technical Manual, along with a
 completed LID scorecard.
 SUBDIVISION
 DRAWINGS CHECKLIST
  Please upload the following drawings with the listed details into ProjectDox as separate PDFs.
 All drawings must be submitted in a 24- x 36-inch sheet size.
Subdivision Plat (at a scale not more than 1” = 60’, unless lots are more than one acre in size)
Indicate All Sheets – Include a title block with project title and the following information:
Below
 ☐✔
 Project street address
 ☐ Name and address of property owner & applicant.




 Page 28
 ☐✔ Licensed design professional, including firm that produced plans.
 ☐✔ North arrow
 ☐✔ Date of preparation and revision history block.
 ☐✔ Tax parcel (chart, block, and lot) number
Indicate Below Other Information
 ☐✔
 Vicinity sketch (may be shown on separate plan)
 ☐✔
 Names of adjacent property owners with parcels over 25,000 square feet or names of adjacent
 subdivision(s).
 ☐
 ✔
 Location and designation of any zoning district boundaries affecting the subdivision.
 ☐
 ✔
 Site Date - Breakdown of area within the subdivision by street area, lot area (listing out each lot),
 and recreation and open space area.
 ☐
 ✔
 Based on a recent survey by the subdivider, existing contours at two-foot intervals or as
 otherwise required by the Public Works Authority. Existing structures which are to remain shall
 be delineated;
 ☐✔
 Tract boundary lines and property lines of lots, with accurate dimensions and either bearings or
 deflection angles. All lots shall be numbered.
 ☐ Names of proposed streets, width of rights of way, typical cross section reservation, and depth of
 construction materials.
 ☐✔
 Locations, widths and purposes of other rights of way or easements to be recorded.
 ☐
 ✔
 All appropriate street geometry information, including point of curvature, point of tangency,
 tangent distance, radii and interior angle, in standard engineering format
 ☐
 ✔
 Location of those utilities existing on or adjacent to the tract to be subdivided, including size and
 elevation of buried or underground utilities (may be shown on separate plan)
 ☐
 ✔
 Designation of flood hazard areas, as defined by the National Flood Insurance Program and
 shown on the city flood hazard boundary map, as well as any other areas in the subdivision
 subject to inundation by stormwater or storm sewer overflow
 ☐
 ✔
 All potential wetlands within the proposed subdivision, regardless of the size of those wetlands
 ☐ Any river, stream or brook within or abutting the proposed subdivision. For purposes of this
 section, "river, stream or brook" has the same meaning as in 38 M.R.S. § 480 B, Subsection 9
 ☐ Existing historic sites and structures which either appear on the National Register or are
 nominated to the National Register by the state historic preservation officer
 ☐
 ✔
 Proposed private and public utility system including water, gas, telephone, fire hydrants, and any
 other services which shall supply the area (may be shown on separate plan)
 ☐
 ✔
 Sanitary sewer and storm drain plans and profiles showing size, kind and slope of pipe, proposed
 manhole rim and invert elevations and catch basin locations and drains (may be shown on
 separate plan).
 ☐ Lighting plan showing the location, design, height and spacing from each other of the support
 poles, in accordance with standards and specifications established by the Public Works Authority
 (may be shown on separate plan)
 ☐ Tree plan showing groups of existing, sizeable trees which the subdivider intends to preserve
 (may be shown on separate plan).
 ☐
 ✔
 A detailed plan of the entire subdivision and the immediate vicinity showing all existing and
 proposed drainage both on- and off-site including drainage swales, ditches, etc., with directional
 flow arrows and approximate slope grades, and showing proposed finished "spot elevations"
 around the perimeter of the subdivision. Proposed drainage shall be shown as it may affect or
 restrict development on individual lots and with reference to improvements for which a
 performance guarantee is required under this article. Where deemed feasible by the Public
 Works Authority, proposed finished contours at intervals of two feet shall be provided on the
 drainage plan upon request (may be shown on separate plan)




 Page 29
☐ All future phases and sections of the subdivision proposed by the subdivider (may be shown on
 separate plan).
☐ Proposed parks and school sites, or other public open space that the developer proposes to
 convey to the city
☐
✔
 Streets and right of way monuments and property line markers
☐ Profiles of each street or way in the subdivision shall be shown on the subdivision plat. They shall
 be drawn to a longitudinal scale of 40 feet to one foot and a vertical scale of four feet to one
 inch. Such profiles shall include separate profiles of each side line and center line of the street or
 way. Any buildings abutting on the street shall be shown in standard engineering format as
 requested by the Public Works Authority
☐
✔
 Where submission drawings are available in electronic form, the applicant shall submit any
 available electronic CAD files with final plans




 Page 30
 Att. C




24008 August 7, 2025


 Narrative on
 Subdivision Standards and Technical Review Standards
 Proposed 3 Lot Subdivision
 132 Auburn Street
 Portland, Maine
 First Lutheran Church of Portland, Maine
 DBA First Lutheran Church

The Applicant is proposing to divide their property to create two new residential house
lots using their existing frontage along Washington Avenue. The remainder of the
Applicant’s property would be set aside for the existing church and its associated site
features along the Auburn Street frontage.

All existing site improvements associated with the church lot would remain unchanged
and would continue to be accessed off their existing Auburn Street frontage.

No construction is proposed. The proposed new house lots are to be offered for sale
to prospective buyers who would construct their own improvements on the lots.

The following narrative has been prepared to discuss the Applicant’s proposed
subdivision’s compliance with each of the applicable review standards cited below:

14.4 REVIEW STANDARDS
14.4.1 Standards of review
Before granting approval, the Planning Board shall determine that the proposed subdivision:
 A. Will not result in undue water or air pollution. In making this determination, the Planning
Board shall at least consider the elevation of land above sea level and its relation to the floodplains; the
nature of soils and subsoils and their ability to adequately support waste disposal; the slope of the land



 Page 31
Subdivision and Technical Standards ~2~ August 7, 2025

and its effect on effluents; the availability of streams for disposal of effluents; and conformity with the
applicable state and local health and water resources regulations.
 This site is not located in a mapped floodplain. It is not anticipated that the
 division of the applicant’s land to create two new residential house lots with
 frontage on an existing roadway (i.e. Washington Avenue) will have an adverse
 impact on water resources or create air pollution. There are no new roadways
 proposed. There are existing public utility services in Washington Avenue
 including, water, sewer, and storm drainage.
 B. Has sufficient water available for the reasonably foreseeable needs of the subdivision.
 There is an existing public water main in Washington Avenue that is expected to
 have sufficient capacity to supply the foreseeable water needs of these two new
 residential lots. Given the fact that the Applicant is proposing the creation of
 only two new house lots, and based on the current zoning, the total number of
 dwelling units allowed would vary from two up to a maximum of eight new
 dwelling units. Based on the limited size of this proposed subdivision, it is
 anticipated that there is sufficient public water available from the Portland Water
 District to supply the needs of this subdivision.
 Please note, the Applicant has requested a waiver on providing a formal Ability
 to Serve letter from the Portland Water District since this process requires
 submittal of a fixture unit count spreadsheet with the Portland Water District.
 Since the Applicant is offering the lots for sale and will not be building the
 individual homes, completion of a specific spreadsheet to identify the water uses
 for each home cannot be completed at this time.
 C. Will not cause unreasonable burden on an existing water supply.
 As noted above, the Applicant is proposing to create two new residential house
 lots. Given the existing zoning, the two new house lots could support a total of
 up to four dwelling units on each lot, or the buyer could opt to construct a single-
 family residence on each lot. Thus, the number of anticipated dwelling units can
 vary from two to eight. Even at the densest use of the property, the addition of
 up to eight residential dwelling units is not anticipated to have undue burden on
 the Portland Water District’s capacity to serve its’ customers.
 D. Will not cause unreasonable soil erosion or reduction in the capacity of the land to hold
water so that a dangerous or unhealthy condition may result.

 St.Clair Associates ~ 34 Forest Lane ~ Cumberland, Maine 04021
 david@stclairassociatesmaine.com nancy@stclairassociatesmaine.com
 David’s Phone (207) 415-5553 Nancy’s Phone (207) 615-8586
 Page 32
Subdivision and Technical Standards ~3~ August 7, 2025

 As part of the application materials, schematic grading plans have been prepared
 for each of the two house lots. These plans include provisions for onsite erosion
 and sediment control measures during construction.
 E. Will not cause unreasonable highway or public road congestion, or unsafe conditions with
respect to use of highways or public roads that are existing or proposed.
 It is not anticipated that these two new residential house lots, located on an
 existing roadway, will not have an undue adverse impact on traffic. As noted in
 our Subdivision Plan Cover Letter, it is anticipated that these two new residential
 house lots could generate 2-5 weekday PM peak hour trips. Please see our cover
 letter for additional detailed information on this estimate. Given the low number
 of anticipated new PM peak hour trips, no undue adverse impacts to the existing
 highway are expected.
 F. Will provide for adequate sanitary waste and storm water disposal and will not cause an
unreasonable burden on municipal services if they are utilized.
 There is an existing municipal sewer line in Washington Avenue that is expected
 to have sufficient capacity to supply the needs of these two residential lots. Please
 note, the Applicant has requested a waiver on providing a formal Ability to Serve
 letter from the City Sewer Department since the number of dwelling units can
 vary from one per lot up to four per lot, given the current zoning. The actual
 number of dwelling units will depend on the lot buyers’ determination of what
 type of home will be built on each lot.
 G. Will not cause an unreasonable burden on the ability of the City to dispose of solid waste
and sewage if municipal services are to be utilized.
 Even at the densest development of these two lots (i.e. up to a maximum of 8
 dwelling units) it is not anticipated that these two new residential lots will cause
 an unreasonable burden on the existing sewer main in Washinton Avenue, nor
 will these two new properties create a significant burden on the City’s ability to
 dispose of solid waste.
 H. Will not have an undue adverse effect on significant natural resources and other
environmentally sensitive resources, as demonstrated by compliance with the Low Impact Development
standards of the City of Portland Technical Manual, historic sites, or any public rights for physical or
visual access to the shoreline. For subdivisions within local historic districts, the Planning Board shall
apply the standards of Subsection 16.7.3(C). The Planning Board may request that the Historic

 St.Clair Associates ~ 34 Forest Lane ~ Cumberland, Maine 04021
 david@stclairassociatesmaine.com nancy@stclairassociatesmaine.com
 David’s Phone (207) 415-5553 Nancy’s Phone (207) 615-8586
 Page 33
Subdivision and Technical Standards ~4~ August 7, 2025

Preservation Board prepare an evaluation of the proposed subdivision based upon the standards of
Subsection 16.7.3(C).
 No wetland fills are proposed as part of this application. The division of the
 Applicant’s land to create two new residential house lots is not anticipated to
 have an undue adverse effect on any natural resources on the site. Likewise, given
 the setting, there are no anticipated adverse impacts to historic sites or visual
 access to the shoreline.
 I. Is in conformance with the adopted Comprehensive Plan.
 The proposed division of land to generate two new residential house lots is in
 conformance with zoning for the site.
 J. The subdivider has adequate financial and technical capacity to meet the standards of this
 subsection.
 Please see the Applicant’s bank letter and the technical capacity narrative for
 additional information. The applicant has shown adequate financial capacity and
 has sufficient technical representation for this project.
 K. Whenever situated, in whole or in part, 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
2B, will not adversely affect the quality of such body of water or unreasonably affect the shoreline of such
body of water.
 In June of 2024 a wetland delineation was conducted on the property. The limits
 of these wetlands are shown on the enclosed plans. The wetland delineation
 letter, prepared by Mark Hampton Associates, includes the following:
 “The wetlands delinated on the parcel are Forested Wetlands which appears to be a
 closed depression located on the parcel. The wetlands located on the parcel do not meet
 the definition of wetlands of special significane as defined by the Maine Department of
 Environmental Protection.”.
 As such, although there are mapped wetlands on the site, these wetlands do not
 meet the definitions outlined in Title 38, Chapter 3, Subchapter I, Article 2B.
 The site is not located within 250 feet of any great pond or river.
 L. Will not, alone or in conjunction with existing activities, adversely affect the quality or


 St.Clair Associates ~ 34 Forest Lane ~ Cumberland, Maine 04021
 david@stclairassociatesmaine.com nancy@stclairassociatesmaine.com
 David’s Phone (207) 415-5553 Nancy’s Phone (207) 615-8586
 Page 34
Subdivision and Technical Standards ~5~ August 7, 2025

 quantity of groundwater.
 It is not anticipated that the division of land to generate two new house lots
 will adversely affect the quality or quantity of groundwater.
 M. Is or is not in a flood prone area, based on the Federal Emergency Management Agency's
flood boundary and floodway maps and flood insurance rate maps and/or the City of Portland Coastal
Flood Resilience Overlay Zone, and information presented by the applicant. If the subdivision, or any
part of it, is in such an area, the subdivider shall determine the 100-year flood elevation and flood
hazard boundaries within the subdivision, and/or the applicable SLR-DFE and SLR-BFE per
Section 8.1. The proposed subdivision plan must include a condition of plan approval requiring that
structures in the subdivision will be constructed in compliance with the provisions of Section 8.1 and
Article 12.
 The site location is not in a mapped flood zone.
 N. Will provide for adequate stormwater management as demonstrated by compliance with
the stormwater standards of the City of Portland Technical Manual.
 As part of our application materials, our office has prepared schematic grading
 and drainage plans to reflect buildable options for the new house lots. As part of
 the schematic design, we included roof dripline BMPs and filter barriers to
 manage stormwater and provide erosion and sediment control on each lot. Please
 see the enclosed Plans and the Subdivision Application Cover Letter for
 additional information.
 O. Will not have lots with a lot depth-to-shore frontage ratio greater than 5 to 1 if any lots in
the proposed subdivision have shore frontage on a river, stream, brook, great pond, or coastal wetland
as these features are defined in Title 38 § 480-B. For purposes of this measurement, shore frontage
shall be the length of a lot bordering on a water body or wetland measured in a straight line between the
intersections of the lot lines with the shoreline.
 There is no shore frontage on this property, therefore this standard does not
 apply.
 P. For any proposed subdivision that crosses municipal boundaries, will not cause unreasonable
traffic congestion or unsafe conditions with respect to the use of existing public ways in an adjoining
municipality in which part of the subdivision is located.
 This project does not cross municipal boundaries, therefore this standard does
 not apply.

 St.Clair Associates ~ 34 Forest Lane ~ Cumberland, Maine 04021
 david@stclairassociatesmaine.com nancy@stclairassociatesmaine.com
 David’s Phone (207) 415-5553 Nancy’s Phone (207) 615-8586
 Page 35
Subdivision and Technical Standards ~6~ August 7, 2025

14.5 TECHNICAL AND DEVELOPMENT STANDARDS
14.5.1 Technical standards
As noted in the application cover letter, the applicants are not proposing any physical
improvements to the lot and are integrating the existing street frontage for these lots.
As such, no construction is proposed by the applicant. Once the lots are purchased and
the new owners proceed with building construction on the lots, the new homes will
need to comply with the City’s technical standards.
14.5.2 Timing of subdivision improvements
The applicants intend to offer the lots for sale immediately upon subdivision approval.
14.5.3 Subdivision names
Given the fact that only two new lots are being created, on an existing street, no
subdivision name is proposed.
14.5.4 Streets
No new streets are proposed as part of this lot division.
14.5.5 Sewers and storm drains
It is intended that the two new house lots will tie into the existing sewer and storm
drains located on Washinton Avenue.
14.5.6 Blocks
Not applicable, no new roads are proposed.
14.5.7 Lots
The proposed new lots have been designed in conformance with ordinance space and
bulk standards.
14.5.8 Public open Space
Not applicable.
14.5.9 Access to shoreline
There is no access to shore frontage on either parcel for this subdivision and this project
is not part of the Shoreland Zone Overlay.


 St.Clair Associates ~ 34 Forest Lane ~ Cumberland, Maine 04021
 david@stclairassociatesmaine.com nancy@stclairassociatesmaine.com
 David’s Phone (207) 415-5553 Nancy’s Phone (207) 615-8586
 Page 36
Subdivision and Technical Standards ~7~ August 7, 2025

14.5.10 Additional requirements for nonresidential subdivisions
The proposed subdivision will create two new residential lots, as such the nonresidential
subdivision standards are not applicable.




 St.Clair Associates ~ 34 Forest Lane ~ Cumberland, Maine 04021
 david@stclairassociatesmaine.com nancy@stclairassociatesmaine.com
 David’s Phone (207) 415-5553 Nancy’s Phone (207) 615-8586
 Page 37
 Att. D




24008 July 10, 2025

 Technical Capacity Letter
 First Lutheran Church
 132 Auburn Street
 Portland, ME 04103

The Applicant has assembled a team of professionals to prepare and assemble the
application materials in support of the municipal subdivision review for this project.
The team is led by St.Clair Associates who have provided survey services, civil
engineering design and who are lead technical representatives who have assembled
these application materials. We offer the following regarding St.Clair Associates’
technical capacity and have included a sampling of representative projects.

Company Introduction

St.Clair Associates Inc. was formed in July of 2009, and is located in Cumberland,
Maine. During the first two years in business, the corporation initially offered Land
Surveying and Design Services led by the founder and President, David C. St.Clair Jr.
Mr. St.Clair is a Professional Land Surveyor, licensed in the State of Maine.

In January of 2011, David’s wife, Nancy, joined the company. Ms. St.Clair is a
Professional Civil Engineer, also licensed in the State of Maine. With their
complementary combination of skills and credentials, St.Clair Associates expanded their
offerings to provide a variety of services related to Land Surveying, Civil Engineering
Design and Permitting.

Both principals are experienced licensed professionals who offer well over 30 years of
expertise in the Greater Portland Area, as well as throughout Maine, and the New
England region.




 Page 38
Technical Capacity Letter ~2~ July 10, 2025

Given their experience and credentials, coupled with the company’s size and
organizational structure, St.Clair Associates maintains flexibility in their schedules in
order to be responsive to customers’ needs and to meet challenging deadlines.

David St.Clair Jr., P.L.S.-President of St.Clair Associates

David has been a licensed Maine Licensed Land Surveyor (Maine PLS #2317) since
2000, with survey experience dating back to 1994. David is a native of Cumberland,
Maine, and graduated from Greely High School in 1991. In 1993, he received an
associates’ degree in Architectural & Civil Engineering from Central Maine Technical
College (now called Central Maine Community College).

Mr. St.Clair has more than 30 years of Land Surveying and Design experience. Mr.
St.Clair began his land surveying career performing subdivision field layout and
construction layout for a local contractor. Shortly after graduation from college, he
joined a local engineering and surveying company where he advanced from entry level
field technician to Sr. Survey Manager in responsible charge of survey crews and
associated equipment. David’s work experience began in the construction field and has
expanded to include a broad spectrum of survey services in association with land use
and development, including boundary surveys and title survey work for major national
companies and regional retail centers. David’s survey experience provides a keen
understanding of the appropriate processes for research and review of land documents,
field investigation, plan preparation, construction layout, and deed work.

With his roots in the construction field, he has an in-depth understanding of the
information necessary to effectively support the construction process. David possesses
a thorough and pragmatic nature, coupled with a high level of energy and commitment
that allows him to efficiently conduct his survey work to obtain detailed and accurate
results in a timely fashion.

David is proficient with the use of AutoCAD design software and employs both
conventional and Global Positioning System (GPS) equipment in the completion of his
field work. His use of combined technologies and equipment offer flexibility in the
timely completion of field work and data management, based on the specific project
site and program needs. Mr. St.Clair became a licensed FAA CFR 14 Part 107 Drone
Pilot. The company utilizes this technology and owns a Drone capable of conducting

 St.Clair Associates ~ 34 Forest Lane ~ Cumberland, Maine 04021
 david@stclairassociatesmaine.com nancy@stclairassociatesmaine.com
 David’s Phone (207) 415-5553 Nancy’s Phone (207) 615-8586
 Page 39
Technical Capacity Letter ~3~ July 10, 2025

survey grade photogrammetry and digital processing software to convert the imagery
to topographic survey data. He is a member of the Maine Society of Land Surveyors
and the National Association of Professional Surveyors.

Mr. St.Clair is a retired volunteer firefighter and held the rank of Captain with the
Cumberland Fire Department. He is also a licensed Advanced Emergency Medical
Technician (Advanced EMT). His work in Fire/Emergency Medical Services
(Fire/EMS) dates back to his teen years and has provided him a great perspective on
facing challenges with a calm nature.

His genuine commitment to help people spills over into his survey work, and is evident
in everything that he does.

Nancy St.Clair, P.E.-Vice President of St.Clair Associates

Nancy is a Professional Engineer (Maine PE #6877) who has been licensed since 1990,
and has been employed in the engineering field since 1985. Ms. St.Clair is a native of
Scarborough, Maine and graduated as Salutatorian of the Class of 1981. She studied at
the University of New Hampshire (UNH) and received a Bachelors’ of Science degree
in Civil Engineering (BSCE). She graduated Cum Laude in 1985. She is a member of
Tau Beta Pi, a national engineering honor society.

Nancy began working in the engineering field while still in college. Her initial work was
in the engineering department of the Portland Water District (PWD) in Portland,
Maine. As an engineering aide she learned the field surveying and construction aspects
of the PWD’s work. Immediately upon graduation, she worked for a short time as the
PWD’s temporary Design Engineer, reporting directly to the District’s Chief Engineer.

After leaving the PWD in 1986, Nancy began working in the consulting field. Her roles
and responsibilities progressed from civil engineer, to project manager, to senior project
manager and team leader. Throughout this time period she was employed by two local
engineering firms prior to leaving to join David at St.Clair Associates. While employed
at each company, she managed and represented some of the largest clients and most
noteworthy projects that each company had completed during that time period.




 St.Clair Associates ~ 34 Forest Lane ~ Cumberland, Maine 04021
 david@stclairassociatesmaine.com nancy@stclairassociatesmaine.com
 David’s Phone (207) 415-5553 Nancy’s Phone (207) 615-8586
 Page 40
Technical Capacity Letter ~4~ July 10, 2025

In addition, she also managed teams of personnel, which varied in size up to
approximately 10 key staff members who reported directly to her. Their expertise and
assignments included varied disciplines such as Administrative, CADD Design,
Landscape Architecture, Surveying and Engineering. In addition, she coordinated the
work of various sub-consultants who provided services on her projects. Her project
work while employed by these firms ranged from residential subdivisions to commercial
site plans and large scale regional retail centers.

At the end of 2010, after almost 25 years of working for other companies in the
consulting field, Nancy decided to join her husband in their own business. This was
the fulfillment of a long-term goal set by both Mr. and Mrs. St.Clair.

Nancy’s expertise in design, permitting and project management brings added diversity
to St.Clair Associates and allows the company to offer a variety of services associated
with the major aspects of land use and development. Nancy’s attention to detail and
understanding of the appropriate procedures for site design and permitting
complements David’s expertise in surveying. Nancy’s extensive experience in public
presentations allows the findings of their work to be clearly and effectively conveyed to
a variety of audiences for approval.

St.Clair Associates’ Representative Projects
Commercial/Retail:

Innovation District: Multiple Sites, Scarborough ME
Pine State Services- 24,910 sf two-story office/warehouse building
AV Technik LLC – 24,420 sf Office/Warehouse
Throttle Car Club – 20,400 sf Car Club/Office
Throttle Garage- 7,696 sf auto body shop
Scorebuilders – 5,000 sf Office/Warehouse (Engineer)
MRW Development-18,000 sf Incubator Space and 7,696 sf Mixed Residential
MRW Development-18,000 sf Incubator Space
Dynamic Drive: (private way serving Lots 6, 7, 12, 28 & 29)
Mainely Tubs- 44,000 sf warehouse building
Zoom Drain- 10,000 sf multitenant building
Ellsworth Shopping Center Subdivision-KGI Properties/DK Ellsworth Shopping Center
LLC, Ellsworth Maine

 St.Clair Associates ~ 34 Forest Lane ~ Cumberland, Maine 04021
 david@stclairassociatesmaine.com nancy@stclairassociatesmaine.com
 David’s Phone (207) 415-5553 Nancy’s Phone (207) 615-8586
 Page 41
Technical Capacity Letter ~5~ July 10, 2025

Erik’s Church-Amended Site Plan and Parking Expansion, KMan Parking LLC,
Windham, Maine
20 Black Point Road-Scarborough Family Chiropractic, Scarborough, Maine
Town & Country Corporate Headquarters- 40,000 sf Office Building, Scarborough, Maine
6 Washington Avenue - Amended Site Plan for Risbara Bros’ Home Office, Scarborough,
Maine
3 Eisenhower Drive-Amended Site Plan for Pine State Services, Westbrook Maine
Scarborough Gallery- Waterstone Retail, 100,000 sf Center, Scarborough, Maine
4 Ledgeview Drive-Amended Site Plan, New Age Media of Maine, Westbrook, Maine
Port Resources- a 25,000 sf Office Building, South Portland, Maine

Survey Services:

Various Properties- Boundary & Topo Surveys, Lot Splits and Elevation Certificates
The Downs-Ongoing Survey Support Services, M&R Holdings LLC, Scarborough, Maine
Mill Run Condominiums-Survey Layout and As-builts, James Schmidt GRUN
Development, Cumberland, Maine
Falmouth Shopping Center-ALTA/NSPS Land Title Survey-Jonathan Cohen, Falmouth
Shopping Center, Falmouth, Maine
Ellsworth Shopping Center-ALTA/NSPS Land Title Survey-DK Ellsworth Shopping
Center LLC, Ellsworth, Maine
City of Portland- Registry Research, Various Properties, Portland, ME
Red Robin-Pre-load Monitoring and Layout, Scarborough Gallery, Scarborough, Maine
City of South Portland- Boundary Surveys of Municipal Properties, South Portland, ME
Scarborough Gallery-KGI Properties, Street Acceptance, Scarborough, Maine

Residential/Multi-Family:

Non-Conforming Lots of Record, Various Lots, various clients, South Portland, Maine
Tedford Housing- 17,568 sf 64 bed emergency housing facility Tedford Housing, Thomas
Pt. Rd., Brunswick, ME
Foster Street Apartments-Phase 1- 29-Unit Senior Housing Affordable Apartments, DC
Predevelopment LLC, Ellsworth Maine
Oriole Way Apartments-50 Unit Affordable Family Apartments, Oriole Way LP,
Ellsworth, Maine


 St.Clair Associates ~ 34 Forest Lane ~ Cumberland, Maine 04021
 david@stclairassociatesmaine.com nancy@stclairassociatesmaine.com
 David’s Phone (207) 415-5553 Nancy’s Phone (207) 615-8586
 Page 42
Technical Capacity Letter ~6~ July 10, 2025

Heldenbrand Subdivision- a 10-lot Conservation Subdivision, Risbara Properties,
Scarborough, Maine
Blue Spruce Farm, Phase 1- 53 Single Family House Lots and 146 Market Rate Apartments
in 13 Buildings, Risbara Properties LLC, Westbrook Maine
Autumn Woods Apartments (Blue Spruce Farm Phase 2) - 110 Market Rate Apartments in 9
new buildings, Risbara Properties, LLC, Westbrook, Maine
Grove Forel Baek Subdivision-7-Lot RCZO Conservation Subdivision, Risbara Bros.,
Falmouth Maine
Palmer Road Subdivision-4 Lot RCZO Conservation Subdivision, Charles Harriman,
Falmouth, Maine
Theberge Subdivision, Memory Lane-7-Lot Conservation Subdivision, Risbara Bros.,
Scarborough, Maine
Griffin Road Senior Housing, 36-Unit Senior Apartments, Griffin Road Development
LLC, Scarborough, Maine
Kennebago Subdivision- a 14 Lot Conservation Subdivision, Risbara Bros., Scarborough,
Maine
Wagner Farm II- a 9 Lot Village Style Subdivision, Risbara Bros., Gorham, Maine
Tranquil Drive-a Private Way, Nathaniel Hurteau, Gorham, Maine




 St.Clair Associates ~ 34 Forest Lane ~ Cumberland, Maine 04021
 david@stclairassociatesmaine.com nancy@stclairassociatesmaine.com
 David’s Phone (207) 415-5553 Nancy’s Phone (207) 615-8586
 Page 43
Page 44
 Att. E




Page 45
Page 46
Page 47
Page 48
Page 49
Page 50
Page 51
Page 52
Page 53
 Att. F




Page 54
 Att. G




 Residential Neighborhood 1
ZONING ANALYSIS Relevant Zone(s) _________________________________

All Projects:
 Required Proposed
 Lot Size 6,500 sf 7,468 sf min
 Area Per Dwelling Unit
 Minimum Street Frontage 40' 56.18' min
 Front Yard Minimum avg adj. - 5' avg adj. - 5'
 Front Yard Maximum
 Rear Yard 25' 25' min
 Yard Right 8' 8' min
 Yard Left 8' 8' min
 Side Street Setback 15' or depth of adj N/A
 Step Back
 Maximum Lot Coverage 60% 60% max.
 Minimum Lot Coverage
 Maximum Height 35' 35' max.
 Open Space 30% 30% min.
 Maximum Impervious Area
 Pavement Setback
 Floor Area Ratio
 Off Street Parking Spaces
 Loading Bays
 Other 1
 Other 2
 Other 3




 1


 Page 55
Planned Residential Unit Developments (PRUD) Requirements
 Required Proposed
 Minimum Lot Size
 Minimum Lot Area per Dwelling
 Maximum # Units per Building
 Maximum Building Length
 Maximum Accessory Building Length
 Minimum Setbacks
 Minimum Building Separation
 Minimum Open Space

Affordable Housing Density Bonuses (if applicable)
 Bonus Maximum
 Increase or Allowable Proposed
 Decrease With Bonus
 Density
 Height
 Setback Reduction
 Recreation Space
 Maximum Accessory Building Length
 Minimum Setbacks
 Minimum Building Separation
 Minimum Open Space

 Explanatory Text 1 (optional):
 Explanatory Text 2 (optional):
 Explanatory Text 3 (optional):




 2


 Page 56
 Att. H



Standard to be Waived: Cite Standard Language: Waiver Being Sought: Justification for Waiver:
Cite Ordinance or Technical Manual Cite specific language of applicable Describe waiver being sought. Ex. – We Address specific waiver criteria, if
Standard Ordinance or Technical Manual Standard are requesting a two-way parking lot drive applicable, and document reasons for the
 aisle width of 20’ feet. waiver request.



14.4.1F. Will provide for We are requesting a waiver The land is being subdivided
adequate sanitary waste and regarding quantifying the and will be sold as two new
storm water disposal and will anticipated sewer flow for the house lots. The new owner will
not cause an unreasonable proposed subdivision. Given need to go through the building
burden on municipal services if the zone, the number of permit process with the City to
they are utilized. dwelling units on the lots can address sewer flows based on
 vary from one up to four per what the new owners wish to
 house lot. build on the land.

14.4.1G. Will not cause an A waiver regarding quantifying The land is being subdivided
unreasonable burden on the the anticipated sewer flow is and will be sold as two new
ability of the City to dispose of requested. Given the zone, the house lots. The new owner will
solid waste and sewage if number of dwelling units on the need to go through the building
municipal services are to be lots can vary from one up to permit process with the City to
utilized. four per house lot. Even at the address sewer needs based on
 maximum density, no adverse what the new owners wish to
 impacts are anticipated. develop on the land.




 Page 57
Standard to be Waived: Cite Standard Language: Waiver Being Sought: Justification for Waiver:
Cite Ordinance or Technical Manual Cite specific language of applicable Describe waiver being sought. Ex. – We Address specific waiver criteria, if
Standard Ordinance or Technical Manual Standard are requesting a two-way parking lot drive applicable, and document reasons for the
 aisle width of 20’ feet. waiver request.



14.4.1F. Will provide for We are requesting a waiver The land is being subdivided
adequate sanitary waste and regarding quantifying the and will be sold as two new
storm water disposal and will anticipated sewer flow for the house lots. The new owner will
not cause an unreasonable proposed subdivision. Given need to go through the building
burden on municipal services if the zone, the number of permit process with the City to
they are utilized. dwelling units on the lots can address sewer flows based on
 vary from one up to four per what the new owners wish to
 house lot. build on the land.

14.4.1G. Will not cause an A waiver regarding quantifying The land is being subdivided
unreasonable burden on the the anticipated sewer flow is and will be sold as two new
ability of the City to dispose of requested. Given the zone, the house lots. The new owner will
solid waste and sewage if number of dwelling units on the need to go through the building
municipal services are to be lots can vary from one up to permit process with the City to
utilized. four per house lot. Even at the address sewer needs based on
 maximum density, no adverse what the new owners wish to
 impacts are anticipated. develop on the land.




 Page 58
11/7/25, 10:18 AM City of Portland Mail - PL-003437-2025 138 Auburn Street



 Eric Freeman <efreeman@portlandmaine.gov>



  PL-003437-2025 138 Auburn Street
  1 message

  Kristoffer DeVolder <kdevolder@portlandmaine.gov> Wed, Oct 29, 2025 at 9:50 AM
  To: Eric Freeman <efreeman@portlandmaine.gov>

 Hello Eric,

 Please see below survey comments

 Boundary & Topographic Survey, dated April 8, 2024, last revised August 7,
 2024, by St. Clair Associates, Cumberland, Maine

 14.2.1.16 - Tree survey that identifies the location of existing street trees, the general location
 of on-site trees and vegetation (including Maine Native & Climate Resilient Northeastern
 Native Vegetation in General Buffer & Shoreland Zone Buffer areas). Alternately, Applicants
 may submit a separate tree survey performed by a licensed land surveyor, arborist, forester,
 or landscape architect to meet the Preservation of Existing Vegetation standards of the LID
 Section;
 Add note regarding site vegetation and identify any street trees within the
 development area.
 14.2.1.23 - Invert elevations of all pipes entering and/or exiting catch basins and manhole
 structures;
 Show invert elevations of sewer manholes in Washington Ave depicted.
 14.2.1.24 - The length, material, diameter, and slope of all storm sewer and sanitary sewer
 piping;
 Add the existing sewer pipe information being tied into.
 14.2.1.27 - Location of water lines and valves, gas lines and valves, buried electrical lines,
 buried communication cables, buried TV cables, telephone and electric manholes, utility
 hand-hold access boxes, transformer pads, utility and light poles;
 Add location of any gas lines in Washington Ave.
 14.2.1.29 - Property Corners: Location and descriptions of all property corners set or found,
 proposed to be set, and all granite survey monuments set. Where no property markers exist,
 the City of Portland requires that the property markers be installed and that a licensed
 surveyor set and confirm proposed building locations on site prior to the issuance of a
 building permit;
 No proposed property markers shown to be set at the extents of the remaining
 land. Was a waiver issued by Planning for this item?
 14.2.1.31 - City Vertical Datum: It shall be stated on all plans that the City of Portland
 established vertical datum of NGVD 1929 is used for all information shown on the plan;
 14.2.1.32 - All plans shall state the Official City of Portland Benchmark used as supplied by
 the Public Services Engineering Division Archivist;


https://mail.google.com/mail/u/0/?ik=93cdfdca71&view=pt&search=all&permthid=thread-f:1847324465594660322&simpl=msg-f:1847324465594660322 1/2
 Page 59
11/7/25, 10:18 AM City of Portland Mail - PL-003437-2025 138 Auburn Street

 14.2.2.33 - In cases where it is not technically feasible to depict elevations on the plan based
 upon the City Datum, then a note must appear documenting the vertical shift between the
 site’s alternative vertical datum and the City Datum at the site.
 Add notation including the source of the elevations and vertical shift between the
 alternative datum (NAVD88) and the City Datum.
 14.2.1.36 - Street Status. The Status of the street shall be shown; IE Accepted City Street,
 Continued Paper Street, Discontinued City Street, Vacated Paper Street, or new Proposed
 Street as per the project submission;
 Add the street status of Washington Ave and Auburn St.
 14.2.1.40 - Projects shall be tied into the Maine State Plane Coordinate System (2-zone
 projection), West Zone using the NAD1983 Datum and the U.S. Survey Foot as the unit of
 measure. The survey methods, traverse or GPS observations/methods, geodetic control
 used, and coordinates of new monuments set shall be stated on the survey and subdivision
 plans;

 State source and method used.
 Thank you,
 Kris

 --
 Kris DeVolder, PE
 Sr. Engineer
 City of Portland Department of Public Works
 212 Canco Rd, City of Portland, ME 04103
 kdevolder@portlandmaine.gov
 Phone: (207) 874-8817




https://mail.google.com/mail/u/0/?ik=93cdfdca71&view=pt&search=all&permthid=thread-f:1847324465594660322&simpl=msg-f:1847324465594660322 2/2
 Page 60
 N VE
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 W E
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 REG




 VE
 OLI
 DG
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 CO


 N ST
 BOR
 SAN




 LOCATION MAP N.T.S.




 SUBMIT FOR CITY REVIEW



 UPDATE ZONING INFORMATION



 FOR REVIEW



 STATUS:


 08-07-2025
 01-14-2025
 07-08-2024
 DATE:

 DCS
 DCS
 DCS
 BY:


 C
 B
 A
 REV:



 DRAWN




 ST.CLAIR ASSOCIATES
 DCS




 LAND SURVEYING AND CIVIL ENGINEERING
 CHKD DCS




 DESIGN
 .




 PROJECT NO. FIELD BOOK
 ELECT




 24008




 TAX PARCEL PARCEL 374 A013001
 GENERAL NOTES




 FIRST LUTHERAN CHURCH OF PORTLAND FIRST LUTHERAN CHURCH OF PORTLAND
 1) THE RECORD OWNER OF THE PROPERTY IS FIRST LUTHERAN CHURCH OF PORTLAND AS DESCRIBED
 IN DEEDS RECORDED AT THE CUMBERLAND COUNTY REGISTRY OF DEEDS IN BOOK 2493 PAGE 137,




 BOUNDARY & TOPOGRAPHIC SURVEY
 BOOK 2493 PAGE 139 AND BOOK 3027 PAGE 879. THE PROJECT APPLICANT IS FIRST LUTHERAN
 CHURCH.

 2) THE PROPERTY IS IDENTIFIED BY THE CITY OF PORTLAND AS PARCEL 374 A013001

 3) THE BEARINGS AND NORTH ORIENTATION SHOWN HEREON ARE BASED UPON GRID NORTH, NORTH
 AMERICAN DATUM OF 1983 (NAD83) MAINE WEST ZONE. CONTOURS AND ELEVATIONS SHOWN
 LEGEND HEREON ARE BASED UPON NORTH AMERICAN VERTICAL DATUM OF 1988.

EXISTING DESCRIPTION PROPOSED 4) PLAN REFERENCES:

 BOUNDARY LINE/R.O.W. A) PROPOSED SITE PLAN ADDITION TO THE FIRST LUTHERAN CHURCH OF PORTLAND DATED THROUGH




 132 AUBURN STREET & WASHINGTON AVE
 ABUTTER LINE/R.O.W. JANUARY 24, 2001 BY WILLIAM E. WHITED ARCHITECTS/ENGINEERS.
 SETBACK
 B) STREET RIGHT OF WAY MAPS PROVIDED BY THE CITY OF PORTLAND DEPARTMENT OF PUBLICS
 EASEMENT WORKS ENGINEERING DEPARTMENT FOR AUBURN STREET & WASHINGTON AVENUE.
 MONUMENT
 IRON PIPE/ROD 5) THE PROPERTY SHOWN HEREON IS SUBJECT TO AND BENEFITED BY ALL MATTERS OF RECORD ON
 FILE AT THE CUMBERLAND COUNTY REGISTRY OF DEEDS. REFERENCE IS MADE TO THE FOLLOWING:
 BUILDING




 PORTLAND, ME 04103
 WETLANDS 6) THE PROPERTY DOES NOT APPEAR TO BE LOCATED WITHIN A SPECIAL FLOOD HAZARD AREA AS
 EDGE WETLAND SHOWN ON THE CITY OF PORTLAND FLOOD HAZARD MAP 23005C0683F HAVING AN EFFECTIVE DATE




 132 AUBURN STREET
 OF JUNE 20, 2024.
 SIGN
 EDGE PAVEMENT 7) THE PROPERTY IS LOCATED IN THE CITY OF PORTLAND RESIDENTIAL NEIGHBORHOOD 1 (RN1) ZONING
 DISTRICT. THE MINIMUM SPACE REQUIREMENTS FOR PROPERTY LOCATED IN THE RN1 ZONING
 PAVEMENT PAINT
 DISTRICT ARE AS FOLLOWS:




 FOR RECORD OWNER:
 EDGE OF GRAVEL




 PORTLAND, ME 04103
 CURBLINE MINIMUM LOT SIZE: 6,500 S.F.
 MINIMUM STREET FRONTAGE: 40 FEET
 TREELINE
 MINIMUM FRONT SETBACK: AVERAGE OF ADJACENT FRONT YARDS MINUS 5FT




 24008SB TAB 24008EC
 CONTOURS
 OF:
 MINIMUM SIDE SETBACK: 8 FEET
 SPOT GRADE MINIMUM REAR SETBACK: 25 FEET
 MAXIMUM BUILDING HEIGHT: 35 FEET
 WETLANDS
 EDGE WETLAND SEE CITY OF PORTLAND ZONING ORDINANCE FOR MORE DETAILED LAND USE REQUIREMENTS FOR DATE SCALE
 GATE VALVE PROPERTY LOCATED IN THE R3 ZONING DISTRICT.
 04-08-2024 1"=30'
 HYDRANT
 8) THIS PLAN IS BASED UPON A BOUNDARY RETRACEMENT SURVEY PERFORMED IN CONFORMANCE
 SEWER MH WITH THE STATE OF MAINE BOARD OF LICENSURE FOR PROFESSIONAL LAND SURVEYORS
 CATCH BASIN STANDARDS OF PRACTICE WITH THE EXCEPTION THAT NO REPORT OF SURVEY HAS BEEN PREPARED
 AND NO NEW LEGAL DESCRIPTION HAS BEEN PREPARED.
 SHEET 1

 Page 61
 N VE
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 CITY OF PORTLAND W E
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 PLANNING BOARD CRO
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 CHAIRPERSON




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 CO


 N ST
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 LOCATION MAP N.T.S.




 SUBMIT FOR CITY REVIEW



 UPDATE ZONING INFORMATION



 FOR REVIEW
 N61°17'35"E
 N8

 STATUS:
 100.28' 8°3
 8'2
 45 9"E
 .04
 '




 N28°41'51"W
 LOT 1
 08-07-2025
 56.18' 7,468 S.F.


 S28°44'04"E
 01-14-2025
 35.49' 07-08-2024
 DATE:
 140.32'
 S61°17'35"W DCS
 DCS
 DCS
 BY:
 REMAINING LAND


 N28°44'04"W
 119,362 S.F.


 N28°41'51"W
 LOT 2 53.86' 2.74 AC.
 60.73'
 C
 8,040 S.F. B
 A
 REV:



 DRAWN
 S58°30'20"W




 ST.CLAIR ASSOCIATES
 N58°29'35"E
 154.18' DCS




 LAND SURVEYING AND CIVIL ENGINEERING
 140.56'



 CHKD DCS




 DESIGN
 .




 PROJECT NO. FIELD BOOK
 ELECT




 24008




 TAX PARCEL PARCEL 374 A013001




 FIRST LUTHERAN CHURCH OF PORTLAND FIRST LUTHERAN CHURCH OF PORTLAND
 GENERAL NOTES
 1) THE RECORD OWNER OF THE PROPERTY IS FIRST LUTHERAN CHURCH OF PORTLAND AS DESCRIBED
 IN DEEDS RECORDED AT THE CUMBERLAND COUNTY REGISTRY OF DEEDS IN BOOK 2493 PAGE 137,
 BOOK 2493 PAGE 139 AND BOOK 3027 PAGE 879. THE PROJECT APPLICANT IS FIRST LUTHERAN
 CHURCH.


 LEGEND 2) THE PROPERTY IS IDENTIFIED BY THE CITY OF PORTLAND AS PARCEL 374 A013001

EXISTING DESCRIPTION PROPOSED 3) THE BEARINGS AND NORTH ORIENTATION SHOWN HEREON ARE BASED UPON GRID NORTH, NORTH
 AMERICAN DATUM OF 1983 (NAD83) MAINE WEST ZONE. CONTOURS AND ELEVATIONS SHOWN
 BOUNDARY LINE/R.O.W. HEREON ARE BASED UPON NORTH AMERICAN VERTICAL DATUM OF 1988.




 132 AUBURN STREET & WASHINGTON AVE
 ABUTTER LINE/R.O.W.
 4) PLAN REFERENCES:
 SETBACK
 EASEMENT A) PROPOSED SITE PLAN ADDITION TO THE FIRST LUTHERAN CHURCH OF PORTLAND DATED THROUGH
 JANUARY 24, 2001 BY WILLIAM E. WHITED ARCHITECTS/ENGINEERS.
 MONUMENT




 SUBDIVISION PLAN
 IRON PIPE/ROD B) STREET RIGHT OF WAY MAPS PROVIDED BY THE CITY OF PORTLAND DEPARTMENT OF PUBLICS
 BUILDING WORKS ENGINEERING DEPARTMENT FOR AUBURN STREET & WASHINGTON AVENUE.




 PORTLAND, ME 04103
 WETLANDS
 5) THE PROPERTY SHOWN HEREON IS SUBJECT TO AND BENEFITED BY ALL MATTERS OF RECORD ON
 EDGE WETLAND FILE AT THE CUMBERLAND COUNTY REGISTRY OF DEEDS. REFERENCE IS MADE TO THE FOLLOWING:



 132 AUBURN STREET
 SIGN
 6) THE PROPERTY DOES NOT APPEAR TO BE LOCATED WITHIN A SPECIAL FLOOD HAZARD AREA AS
 EDGE PAVEMENT
 SHOWN ON THE CITY OF PORTLAND FLOOD HAZARD MAP 23005C0683F HAVING AN EFFECTIVE DATE
 PAVEMENT PAINT OF JUNE 20, 2024.




 FOR RECORD OWNER:
 EDGE OF GRAVEL
 7) THE PROPERTY IS LOCATED IN THE CITY OF PORTLAND RESIDENTIAL NEIGHBORHOOD 1 (RN1) ZONING



 PORTLAND, ME 04103
 CURBLINE
 DISTRICT. THE MINIMUM SPACE REQUIREMENTS FOR PROPERTY LOCATED IN THE RN1 ZONING
 TREELINE DISTRICT ARE AS FOLLOWS:




 24008SB TAB 24008SB
 CONTOURS
 SPOT GRADE
 MINIMUM LOT SIZE: 6,500 S.F. OF:
 MINIMUM STREET FRONTAGE: 40 FEET
 WETLANDS MINIMUM FRONT SETBACK: AVERAGE OF ADJACENT FRONT YARDS MINUS 5FT
 EDGE WETLAND MINIMUM SIDE SETBACK: 8 FEET DATE SCALE
 MINIMUM REAR SETBACK: 25 FEET
 GATE VALVE
 MAXIMUM BUILDING HEIGHT: 35 FEET 04-08-2024 1"=30'
 HYDRANT
 SEWER MH SEE CITY OF PORTLAND ZONING ORDINANCE FOR MORE DETAILED LAND USE REQUIREMENTS FOR

 SHEET 2
 PROPERTY LOCATED IN THE R3 ZONING DISTRICT.
 CATCH BASIN




 Page 62
 LEGEND GENERAL NOTES
 1) ALL DISTURBED AREAS THAT ARE NOT PAVED SHALL BE LOAMED AND SEEDED.
 EXISTING DESCRIPTION PROPOSED
 BOUNDARY LINE/R.O.W. 2) ALL COMMON BORROW MATERIALS SHALL MEET MDOT SPECIFICATION 703.18.

 ABUTTER LINE/R.O.W. 3) THE FOUNDATION DRAIN SHALL BE INSTALLED TO DIRECT FLOWS TO A SUMP LOCATION WITHIN THE
 SETBACK BUILDING.
 EASEMENT
 4) THE FOUNDATION DRAIN AROUND THE PERIMETER OF THE BUILDING SHALL BE PERFORATED PLASTIC
 MONUMENT PIPE. THE THE BUILDING DRAIN FROM THE PERIMETER DRAIN SYSTEM SHALL BE SOLID PIPE THAT
 IRON PIPE/ROD OUTFALLS TO THE PUBLIC STREET DRAINAGE SYSTEM OR APPROVED OUTLET LOCATION.
 BUILDING
 N61°17'35"E 5) THE PROPOSED WATER SERVICE WILL SUPPLY BOTH THE DOMESTIC WATER SYSTEM AND FIRE
 WETLANDS PROTECTION SYSTEM.
 FB 100.28' FB
 EDGE WETLAND
 FB 6) 2 STREET TREES SHALL BE INSTALLED BY THE OWNER OF EACH LOT AS PART OF THE RESIDENTIAL
 SIGN
 HOME CONSTRUCTION.




 08/07/2025
 EDGE PAVEMENT N8
 8°3
 PAVEMENT PAINT
 EDGE OF GRAVEL
 45
 8'2
 .04
 9"E CONSTRUCTION NOTES
 117.5+ +117.5 '
 CURBLINE 1. SITE CONTRACTOR SHALL OBTAIN ALL REQUIRED PERMITS PRIOR TO CONSTRUCTION.
 28.00'
 TREELINE
 2. ALL WORK SHALL CONFORM TO THE APPLICABLE CODES AND ORDINANCES. ALL WORK PERFORMED
 CONTOURS BY THE GENERAL CONTRACTOR AND/OR TRADE SUBCONTRACTOR SHALL CONFORM TO THE
 SPOT GRADE REQUIREMENTS OF LOCAL, STATE OR FEDERAL LAWS, AS WELL AS ANY OTHER GOVERNING
 FB
 REQUIREMENTS, WHETHER OR NOT SPECIFIED ON THE DRAWINGS.
 WETLANDS 115
 EDGE WETLAND 3. CONTRACTOR SHALL VISIT THE SITE AND FAMILIARIZE HIM OR HERSELF WITH ALL CONDITIONS
 GATE VALVE AFFECTING THE PROPOSED WORK AND SHALL MAKE PROVISIONS AS TO THE COST THEREOF.
 CONNECT TO EXISTING SEWER CONTRACTOR SHALL BE RESPONSIBLE FOR FAMILIARIZING HIM OR HERSELF WITH ALL CONTRACT
 HYDRANT LOT 1
 MAIN USING 6" INSERT-A-TEE DOCUMENTS, FIELD CONDITIONS AND DIMENSIONS AND CONFIRMING THAT THE WORK MAY BE
 WATER W CONCEPTUAL BUILDING 7,448 S.F. ACCOMPLISHED AS SHOWN PRIOR TO PROCEEDING WITH CONSTRUCTION. ANY DISCREPANCIES



 N28°41'51"W
 COORDINATE WITH WATER
 SEWER MH RESOURCES DIVISION PRIOR 1,064 S.F. SHALL BE BROUGHT TO THE ATTENTION OF THE ENGINEER PRIOR TO THE COMMENCEMENT OF
 56.18' 38.00'
 TO CONNECTION. FIRST FLOOR EL 119.0 WORK.
 SEWER S
 CATCH BASIN 117 116
 SEWER SERVICE TO BE 115 4. CONTRACTOR SHALL NOTIFY ENGINEER OF ALL PRODUCTS OR ITEMS NOTED AS "EXISTING" WHICH
 EXTENDED TO RIGHT OF WAY ARE NOT FOUND IN THE FIELD.
 LINE AT TIME OF RESIDENTIAL
 BUILDING CONSTRUCTION 5. THE CONTRACTOR IS HEREBY CAUTIONED THAT ALL SITE FEATURES SHOWN HEREON ARE BASED ON
 11 FIELD OBSERVATIONS BY THE SURVEYORS OF VISIBLE STRUCTURES SUCH AS HYDRANTS, VALVES,



 S28°44'04"E
 7
 S S MANHOLES, AND CATCH BASINS, AND BY INFORMATION PROVIDED BY UTILITY COMPANIES AND

 35.49'
 TAP EXISTING WATER MAIN OTHER DATABASES. THE INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE.
 INSTALL 1" MINIMUM SERVICE 6" SEWER STUB AT RIGHT OF
 WAY LINE THE CONTRACTOR SHALL CONTACT DIG SAFE (1-888-DIGSAFE) AT LEAST THREE (3) BUT NOT MORE
 TAP AND 1" (MIN) TYPE K THAN THIRTY (30) DAYS PRIOR TO COMMENCEMENT OF EXCAVATION OR DEMOLITION TO VERIFY
 COPPER SERVICE LINE TO WITNESS WITH WOOD POST
 AND LABEL WITH DEPTH TO HORIZONTAL AND VERTICAL LOCATION OF ALL UTILITIES.
 RIGHT OF WAY.
 INVERT
 W W 6. CONTRACTOR SHALL BE CAUTIONED THAT DIG SAFE ONLY NOTIFIES ITS "MEMBER" UTILITIES ABOUT
 WATER SERVICE TO BE THE DIG. OTHER UTILITIES MAYBE PRESENT IN THE WORK AREA. WHEN NOTIFIED, DIG SAFE WILL
 EXTENDED TO RIGHT OF WAY ADVISE CONTRACTOR OF MEMBER UTILITIES IN THE AREA. CONTRACTOR IS RESPONSIBLE FOR
 LINE AT TIME OF RESIDENTIAL FB 1" CURB STOP 6" FROM
 FB IDENTIFYING AND CONTACTING NON-MEMBER UTILITIES DIRECTLY. NON-MEMBER UTILITIES MAY

 SUBMIT FOR CITY REVIEW
 BUILDING CONSTRUCTION RIGHT OF WAY LINE
 INCLUDE LOCAL WATER AND SEWER DISTRICTS AND SMALL LOCAL UTILITIES.
 WITNESS WITH WOOD POST
 7. CONTRACTORS SHALL BE RESPONSIBLE FOR COMPLIANCE WITH THE REQUIREMENTS OF 23 MRSA
 3360-A (PROTECTION OF UNDERGROUND FACILITIES). IT SHALL BE THE RESPONSIBILITY OF THE

 UPDATE ZONING INFORMATION
 FB 140.32' FB
 CONTRACTOR TO COORDINATE WITH THE APPROPRIATE UTILITIES TO OBTAIN AUTHORIZATION PRIOR
 FB S61°17'35"W FB TO RELOCATION OF ANY EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS
 116 SHOWN ON THESE PLANS. IF A UTILITY CONFLICT ARISES, THE CONTRACTOR SHALL IMMEDIATELY
 NOTIFY THE OWNER, THE MUNICIPALITY AND APPROPRIATE UTILITY COMPANY PRIOR TO

 FOR REVIEW
 PROCEEDING WITH ANY RELOCATION.

 8. ALL EROSION AND SEDIMENT CONTROL MEASURES SHALL BE INSTALLED IN ACCORDANCE WITH
 116.5+ +116.5 "MAINE EROSION AND SEDIMENTATION CONTROL HANDBOOK FOR CONSTRUCTION: BEST


 STATUS:
 28.00' FB MANAGEMENT PRACTICES" PUBLISHED BY THE CUMBERLAND COUNTY SOIL AND WATER
 CONSERVATION DISTRICT AND MAINE DEPARTMENT OF ENVIRONMENTAL PROTECTION, OCTOBER
 2016 OR LATEST EDITION. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO POSSESS A
 COPY OF THE EROSION CONTROL PLAN AT ALL TIMES.

 9. CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND CONDITIONS IN THE FIELD PRIOR TO FABRICATION
 FB
 08-07-2025
 AND INSTALLATION OF ANY MATERIAL. ANY UNUSUAL CONDITIONS SHALL BE REPORTED TO THE
 ATTENTION OF THE ENGINEER. 01-14-2025
 07-08-2024


 N28°44'04"W
 10. INSTALL ALL EQUIPMENT AND MATERIALS IN ACCORDANCE WITH MANUFACTURER'S
 RECOMMENDATIONS AND OWNER'S REQUIREMENTS UNLESS SPECIFICALLY OTHERWISE INDICATED
 DATE:
 53.86'
 CONCEPTUAL BUILDING OR WHERE LOCAL CODES OR REGULATIONS TAKE PRECEDENCE.
 1,120 S.F.




 N28°41'51"W
 FIRST FLOOR EL 118.0
 40.00'
 11. CONTRACTOR SHALL INCORPORATE PROVISIONS AS NECESSARY DURING CONSTRUCTION TO
 DCS
 60.73'
 CONNECT TO EXISTING SEWER PROTECT EXISTING STRUCTURES, PHYSICAL FEATURES, AND MAINTAIN SITE STABILITY. DCS
 MAIN USING 6" INSERT-A-TEE LOT 2 CONTRACTOR SHALL RESTORE ALL AREAS TO ORIGINAL CONDITION AND AS SHOWN ON THE PLANS. DCS
 COORDINATE WITH WATER 8,024 S.F. BY:
 RESOURCES DIVISION PRIOR 116 12. CONTRACTOR SHALL CLEAN AND REMOVE DEBRIS AND SEDIMENT DEPOSITED ON PUBLIC STREETS,
 TO CONNECTION. SIDEWALKS, ADJACENT AREAS, OR OTHER PUBLIC WAYS DUE TO CONSTRUCTION.

 SEWER SERVICE TO BE S S 13. ALL PAVEMENT JOINTS SHALL BE SAWCUT PRIOR TO PAVING TO PROVIDE A DURABLE AND UNIFORM
 C
 B
 EXTENDED TO RIGHT OF WAY 6" SEWER STUB AT RIGHT OF JOINT. A
 WAY LINE REV:
 LINE AT TIME OF RESIDENTIAL
 BUILDING CONSTRUCTION WITNESS WITH WOOD POST 14. NO HOLES, TRENCHES OR STRUCTURES SHALL BE LEFT OPEN OVERNIGHT IN ANY EXCAVATION
 AND LABEL WITH DEPTH TO 115 ACCESSIBLE TO THE PUBLIC OR IN PUBLIC RIGHTS-OF-WAY.


 DRAWN




 ST.CLAIR ASSOCIATES
 INVERT
 DCS
 TAP EXISTING WATER MAIN W W 15. ALL WORK WITHIN THE PUBLIC RIGHT-OF-WAY SHALL REQUIRE A M.D.O.T. PERMIT AS WELL AS
 INSTALL 1" MINIMUM SERVICE
 PERMITS FROM THE MUNICIPALITY AS APPLICABLE.
 TAP AND 1" (MIN) TYPE K




 LAND SURVEYING AND CIVIL ENGINEERING
 COPPER SERVICE LINE TO FB 1" CURB STOP 6" FROM
 RIGHT OF WAY LINE 16. THE PROPOSED LIMITS OF CLEARING SHOWN HEREON ARE APPROXIMATE BASED UPON THE
 +114.1

 CHKD
 RIGHT OF WAY.
 DCS
 WITNESS WITH WOOD POST PROPOSED LIMITS OF SITE GRADING OR OTHER SITE WORK. NO GRUBBING OR STUMP REMOVAL
 115 +114.2
 FB SHALL OCCUR OUTSIDE OF THE CLEARING LIMITS, UNLESS OTHERWISE DIRECTED BY THE ENGINEER
 WATER SERVICE TO BE
 +114.3 IN ORDER TO ADDRESS EROSION AND SEDIMENT CONTROL OR STORMWATER MANAGEMENT.
 EXTENDED TO RIGHT OF WAY
 +114.5
 LINE AT TIME OF RESIDENTIAL FB
 17. IMMEDIATELY UPON COMPLETION OF CUTS/FILLS, THE CONTRACTOR SHALL STABILIZE DISTURBED


 DESIGN
 BUILDING CONSTRUCTION N58°29'35"E
 AREAS IN ACCORDANCE WITH EROSION CONTROL NOTES AND AS SPECIFIED ON PLANS. ALL ERODED
 DOUBLE NUMBER OF STAKES 140.56' .
 FB AREAS SHALL BE REPAIRED BY THE CONTRACTOR AND THE SURFACE SHALL BE STABILIZED USING
 FOR PONDING PROPOSED EXISTING THE MEASURES OUTLINED IN THE EROSION AND SEDIMENT CONTROL PLAN AND NARRATIVES
 FILTER FABRIC ON UPSTREAM ROAD ROAD INCLUDED AS PART OF THIS CONSTRUCTION SET.




 PROJECT NO. FIELD BOOK
 SIDE OF STAKES 3 FEET
 18. THE CONTRACTOR SHALL BE FULLY AND SOLELY RESPONSIBLE FOR THE REMOVAL, REPLACEMENT


 ELECT
 AND RECTIFICATION OF ALL DAMAGED AND DEFECTIVE MATERIAL AND WORKMANSHIP IN
 WIRE MESH CONNECTION WITH THE CONTRACT WORK. THE CONTRACTOR SHALL REPLACE OR REPAIR AS
 (OPTIONAL) DIRECTED BY THE OWNER ALL SUCH DAMAGED OR DEFECTIVE MATERIALS WHICH APPEAR WITHIN A
 FLOW PERIOD OF ONE YEAR FROM THE DATE OF SUBSTANTIAL COMPLETION.
 SAW CUT AND APPLY
 19. WHERE THE TERMS "APPROVED EQUAL", "OTHER APPROVED", "EQUAL TO", "ACCEPTABLE" OR
 TACK COAT (MDOT SPEC.
 OTHER GENERAL QUALIFYING TERMS ARE USED IN THESE NOTES, IT SHALL BE UNDERSTOOD THAT
 EROSION CONTROL MIX BERM SECTION 409
 2" MIN. SURFACE COURSE PAVEMENT REFERENCE IS MADE TO THE RULING AND JUDGEMENT OF ST.CLAIR ASSOCIATES IN CONJUNCTION

 24008
 6' SPACING WOOD POST 2'-0" MIN. 3'-0" MIN. M.D.O.T. SPEC 403.208 HMA (12.5MM) WITH THE OWNER.
 EXISTING PAVED
 3" BASE COURSE PAVEMENT
 M.D.O.T. SPEC 403.207 HMA (19 MM) SURFACE
 20. THE CONTRACTOR SHALL PROVIDE ALL NECESSARY PROTECTION FOR THE WORK UNTIL TURNED
 3" CRUSHED AGGREGATE BASE COURSE PAVEMENT JOINT SHALL MEET OVER TO THE OWNER.
 PREFABRICATED SILT FENCE MUST BE MAINE DOT 703.06 TYPE "A" GRAVEL LOCAL MUNICIPAL SPEC. SEE
 INSTALLED PER MANUFACTURER

 12" MIN.
 18" AGGREGATE SUB-BASE COURSE CONSTRUCTION NOTES FOR 21. THE CONTRACTOR SHALL MAINTAIN A CURRENT AND COMPLETE SET OF CONSTRUCTION DRAWINGS




 TAX PARCEL PARCEL 374 A013001
 SPECIFICATIONS MAINE DOT 703.06 TYPE "D" GRAVEL DETAILED INFORMATION. ON SITE DURING ALL PHASES OF CONSTRUCTION FOR USE OF ALL TRADES.
 PE
 RUNOFF SLO
 FENCE FABRIC FILL 22. THE CONTRACTOR SHALL TAKE FULL RESPONSIBILITY FOR ANY CHANGES AND DEVIATION OF




 FIRST LUTHERAN CHURCH OF PORTLAND FIRST LUTHERAN CHURCH OF PORTLAND
 APPROVED PLANS NOT AUTHORIZED BY THE ENGINEER AND/OR CLIENT/OWNER.
 WOOD STAKE
 36" HIGH MAX. EXISTING GROUND
 TYPICAL PAVEMENT JOINT
 PONDING HEIGHT 23. DETAILS ARE INTENDED TO SHOW END RESULT OF DESIGN. ANY MODIFICATION TO SUIT FIELD
 NOT TO SCALE
 DIMENSION AND CONDITION SHALL BE SUBMITTED TO THE ENGINEER FOR REVIEW AND APPROVAL
 PONDING HEIGHT WOOD WASTE COMPOST/BARK FILTER BERMS
 3/4" DIA. PRIOR TO ANY WORK.
 CLEAN STONE DIVERSION RIDGE REQUIRED FOR
 FLOW 9" MAX. A) EROSION CONTROL MIX MUST CONSIST PRIMARILY OF ORGANIC MATERIALS,
 9" 8" SLOPES GREATER THAN 2% 3' WIDE EXTEND WOODED 2x4
 STORAGE SEPARATED AT THE POINT OF GENERATION, AND MAY INCLUDE: SHREDDED BARK, EXISTIN
 HEIGHT STUMP GRINDINGS, COMPOSTED BARK, OR ACCEPTABLE MANUFACTURED PRODUCTS. G TO 1' ABOVE GRADE TO
 ROAD

12" MIN.
 WOOD AND BARK CHIPS, GROUND CONSTRUCTION DEBRIS OR REPROCESSED WOOD WATERPROOF STORMWATER DELINEATE END OF STUB.
 PAVEM 45°
 ENT FOUNDATION MARK 2x4 WITH THE DEPTH
 PRODUCTS ARE NOT ACCEPTABLE AT THE ORGANIC COMPONENT OF THE MIX. THE MIX RESERVOIR
 CONSTRUCTION SPECIFICATIONS COATING FROM GRADE TO PLUG. 45° MAXIMUM
 SHALL CONFORM TO THE FOLLOWING STANDARDS:
 WYE BRANCH




 BUILDING FOUNDATION
 6"x6" TRENCH WITH 45°
 DEEP
 1) THE ENTRANCE/EXIT PAD SHOULD HAVE A LENGTH 45° BELL AND
 COMPACTED BACKFILL B) EROSION CONTROL MIX SHALL CONTAIN A WELL -GRADED MIXTURE OF PARTICLE SIZES 2' SPIGOT ELBOT




 SITE, GRADING & DETAILS
 GEO-TEXTILE FABRIC UNDER 2" CLEAN OF 50 FEET OR MORE AND A 12-FOOT MINIMUM NOTE:
 AND MAY CONTAIN ROCKS LESS THAN 4" IN DIAMETER. EROSION CONTROL MIX MUST BE WIDTH (OR AS APPROPRIATE TO CONTAIN THE LOCATION / WARNING TAPE SHALL BE
 COURSE OF GRAVEL




 132 AUBURN STREET & WASHINGTON AVE
 WITH TRENCHING WITHOUT TRENCHING FREE OF REFUSE, PHYSICAL CONTAMINANTS, AND MATERIAL TOXIC TO PLANT GROWTH. WHEEL BASE OF CONSTRUCTION VEHICLES PLUS 3 RESERVOIR LAYER INSTALLED OVER CENTERLINE OF PIPE AT A
 THE MIX COMPOSITION SHALL MEET THE FOLLOWING STANDARDS: SECTION VIEW FEET ON EITHER SIDE). SEE SPECIFIED DEPTH MAXIMUM OF 24 INCHES BELOW FINISH GRADE.
 (4" DEEP MINIMUM) MAIN SEWER
 NOTES: 1) THE ORGANIC MATTER CONTENT SHALL BE BETWEEN 80% AND 100%, DRY WEIGHT 2) THE PAD SHOULD BE 6 INCHES OR MORE THICK WITH (MEDOT 703.22 TYPE C PLAN VIEW
 BASIS. ANGULAR AGGREGATE (2-3 INCH DIAMETER). UNDERDRAIN MATERIAL
 SILT FENCE OR EROSION FOR FUTURE CONNECT, TERMINATE
 SILT FENCE AND FILTER BARRIERS SHALL BE INSPECTED IMMEDIATELY AFTER EACH APPROPRIATE RECLAIMED CONCRETE MATERIAL OR 3/4" DIA. CRUSHED STONE
 CONTROL MIX OR EQUAL TO AND PLUG LATER AT STREETLINE.
 RAINFALL AND AT LEAST DAILY DURING PROLONGED RAINFALL. ANY REQUIRED 2) PARTICLE SIZE BY WEIGHT SHALL BE 100% PASSING A 6" SCREEN AND A MINIMUM OF 70% MAY BE USED. PLUG TO BE IDENTIFIED AS SANITARY
 CATCH SILT & SEDIMENT




 PORTLAND, ME 04103
 REPAIRS SHALL BE MADE IMMEDIATELY. MAXIMUM OF 85%, PASSING A 0.75" SCREEN 12" MININIMUM THICKNESS FILTER OR STORM EXISTING SURFACE
 AND CHANNELIZE RUNOFF 3) THE AGGREGATE SHOULD BE PLACED OVER A
 LAYER (SANDY SOIL WITH 4-7%
 SHOULD THE FABRIC ON A SILT FENCE OF FILTER BARRIER DECOMPOSE OR BECOME 3) THE ORGANICS PORTION NEEDS TO BE FIBROUS AND ELONGATED. GEOTEXTILE FILTER TO PREVENT THE STONES FINES FOUNDATION BACKFILL
 FROM PUSHING INTO THE NATIVE SOIL.



 132 AUBURN STREET
 INEFFECTIVE PRIOR TO THE END OF THE EXPECTED USABLE LIFE AND THE BARRIER OW MAY BE USED
 W
 O
 FL
 FLO
 STILL IS NECESSARY, THE FABRIC SHALL BE REPLACED PROMPTLY. 4) LARGE PORTIONS OF SILTS, CLAYS OR FINE SANDS ARE NOT ACCEPTABLE IN THE MIX. WATER SUPPLY WOODEN 2x4
 OW FL 12" UNDERDRAIN LAYER
 20
 'R FL W
 IF NECESSARY 4) AT THE BOTTOM OF SLOPES, A DIVERSION RIDGE 1' ABOVE GRADE 45° 45° MAXIMUM
 (MEDOT 703..22 TYPE C
 SEDIMENT DEPOSITS SHALL BE REMOVED AFTER EACH STORM EVENT. THEY MUST BE SHOULD BE PROVIDED TO INTERCEPT RUNOFF.
 5) SOLUBLE SALTS CONTENT SHALL BE LESS THAN 4.0 MMHOS/CM. UNDERDRAIN MATERIAL OR 3/4" DIA.
 REMOVED WHEN DEPOSITS REACH APPROXIMATELY ONE-HALF THE HEIGHT OF THE




 FOR RECORD OWNER
 CRUSHED STONE)
 BARRIER. 5) BERMS MAY BE NECESSARY TO DIVERT WATER
 6) THE pH SHOULD FALL BETWEEN 5.0 AND 8.0 THE COMPOSTED BERM SHALL BE PLACED,



 PORTLAND, ME 04103
 AROUND ANY EXPOSED SOIL, AND RUNOFF SHOULD ROOF DRIPLINE BMP'S SHALL BE
 UNCOMPACTED, ALONG A RELATIVELY LEVEL CONTOUR. 2" MAX. DIAMETER CLEAN COURSE WYE BRANCH
 ANY SEDIMENT DEPOSITS REMAINING IN PLACE AFTER THE SILT FENCE OR FILTER BE DIRECTED TO A SEDIMENT TRAP. 6" MIN. DIA. INSTALLED AT ALL DRIP EDGES THAT




 24008SB TAB 24008S-GU
 AGGREGATE, 6" THICK MINIMUM.
 BARRIER IS NO LONGER REQUIRED SHALL BE DRESSED TO CONFORM WITH THE PERFORATED PIPE RECEIVE RUNOFF FROM ROOF TOPS.
 EXISTING GRADE, PREPARED AND SEEDED. THE TRENCH SHALL BE BACKFILLED AND NOTE: EROSION CONTROL MIX FILTER BERMS MAY BE USED IN COMBINATION WITH SILT 6) THE WHEELS OF CONSTRUCTION EQUIPMENT MAY
 OF:
 INSTALL INVERT OF PIPE AT
 THE SOIL COMPACTED OVER THE FILTER FABRIC. FENCE TO IMPROVE SEDIMENT REMOVAL AND PREVENT CLOGGING OF THE EROSION BE WASHED PRIOR TO EXITING THE SITE. WASHING BOTTOM OF FOOTING GRADE OR
 CONTROL MIX BERM BY LARGER SEDIMENT PARTICLES. (SILT FENCE PLACED TO FILTER SHOULD BE PERFORMED IN AN AREA THAT DRAINS MIRAFI 140N FABRIC 6" OF 3/4" CRUSHED STONE
 'R BELOW FROST DEPTH OR AS
 RUNOFF BEFORE BERM) 20 TO A SEDIMENT TRAP OR BASIN. SURROUNDING PIPE
 SILT FENCES SHALL BE REMOVED WHEN THEY HAVE SERVED THEIR USEFUL PURPOSE, DIRECT BY DESIGN ENGINEER.
 BUT NOT BEFORE THE UPSLOPE AREA HAS BEEN PERMANENTLY STABILIZED. DATE SCALE
 NOTE: EROSION CONTROL MIX FILTER BERM CAN BE USED IN LIEU OF SILT FENCE, 7) THE PAD SHOULD BE INSPECTED WEEKLY, AND ELEVATION VIEW
 CONTRACTOR'S CHOICE. BEFORE AND AFTER EACH STORM. THE PAD MAY 04-08-2024 AS NOTED

 SILT-FENCE DETAIL
 HAVE TO BE REPLACED IF THE VOIDS BECOME
 ROOF DRIPLINE BMP SECTION TYPICAL HOUSE LATERAL TEE/WYE CONNECTION
 WOOD WASTE COMPOST/BARK FILTER BERM CONSTRUCTION ENTRANCE DETAIL FILLED WITH SEDIMENT. STREET SWEEPING MAY BE

 NOT TO SCALE NOT TO SCALE NOT TO SCALE
 NECESSARY.
 NOT TO SCALE NOT TO SCALE SHEET 3

 Page 63
CITY OF PORTLAND, MAINE PLANNING BOARD

 Joseph Zamboni, Chair
 Kelsey Robertson, Vice Chair
 Austin Smith
 Nicholas Messina
 Brandon Mazer
 David Silk
 Michael Joseph Fox



January 8, 2026


David St. Clair
St. Clair Associates
34 Forest Lane
Cumberland, ME 04021


 Address: 138 Auburn Street PL Number: 138 Auburn Street
 Applicant: First Lutheran Church of Portland CBL Number: 374 A013
 Planner: Eric Freeman


 On January 13, 2026 the Planning Board approved a Subdivision application to facilitate a lot split
 resulting in the creation of two new lots at 138 Auburn Street within the RN-1 zone. The decision is
 based upon the application, documents and plans as submitted. The Planning Board reviewed the
 proposal for conformance with the standards of the Subdivision Ordinance, Section 14.4


 Based on the information provided to the Board in the application, plans, and reports, through
 testimony and other information submitted by the applicant, as well as the findings, conclusions
 and recommendations contained in the Planning Board Report for the public hearing held on
 January 13, 2026, which is attached hereto and incorporated herein by reference, the Planning
 Board found the application met all relevant standards and voted (X-X) to approve the
 application with the following conditions as presented below.




 Page 64
A. SUBDIVISION REVIEW
On the basis of the application, plans, reports and other information submitted by the applicant; findings and
recommendations contained in the Planning Board report for the public hearing on January 13, 2026 for application
PL-003020-2024 at 138 Auburn Street relevant to the subdivision regulations; and the testimony presented at the
Planning Board hearing, the Planning Board finds that the plan is in conformance with the subdivision standards of the
Land Use Code and approves the application, subject to the following conditions:

General Condition:
 1. That the Subdivision Plat shall be finalized to the satisfaction of the Planning Authority, Department of Public
 Works and Corporation Counsel prior to signature by the Planning Board. Once signed, the applicant shall
 record the signed recording plat at the Cumberland County Registry of Deeds and shall provide a mylar copy
 of the Plat with the recording information to the City of Portland Engineering Achieve located at 212 Canco
 Road.

 Standard Procedures
 Note: The following standard procedures and requirements apply to all approved site plans:

 1. Subdivision Expiration: Subdivision approval is valid for up to three (3) years from the date of
 Planning Board approval.

 2. Separate Building Permits Are Required: This approval does not constitute approval of building
 plans, which must be reviewed and approved by the City of Portland's Permitting and
 Inspections Department.

 3. Department of Public Works Permits: If work or obstructions will occur within the public right-
 of-way, such as utilities, curb, sidewalk, driveway construction, site deliveries and equipment
 siting, a Street Opening and/or Occupancy Permits are required for your site. Please contact the
 Department of Public Works Permit Clerk at (207) 874-8300, ext. 8828. (Only excavators
 licensed by the City of Portland are eligible.)

 4. Subdivision Waivers: Pursuant to 30-A MRSA section 4406(8)(1), any waiver must be specified on
 the subdivision plan or outlined in a notice. The plan or notice must be recorded in the Cumberland
 County Registry of Deeds within 90 days of the final subdivision approval.

 If there are any questions, please contact Eric Freeman by phone at 207-874-8724 or email at
 efreeman@portlandmaine.gov

 Sincerely,




 Page 65
389 Congress Street, Portland, Maine 04101 I p: 207-874.8719



 Page 66
Page 67