Zoning Board of Appeals — June 22, 2026
The meeting was administrative in nature, with no public testimony provided and all votes passed unanimously.
Public impact
FEMA Flood Map Reclassification
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The Town Manager reported that new FEMA maps using West Coast modeling appear flawed and could unfairly impact local residents. The Town intends to hire an engineering firm to provide a professional analysis to challenge these findings.
The board authorized a $12,500 contract with Applied Coastal Research and Engineering for a two-phase analysis.
Affected property owners will be notified via mail and directed to the Town website for updates.
CMP Transmission Line Construction Bond
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The board discussed the need for Hawkeye LLC to provide a bond to cover potential damage to 15 miles of roads during the construction of the CMP transmission line.
The board unanimously accepted a recommendation for a $60,000 per mile bond.
Decisions logged
Topics discussed
Spring Thaw Road Policy
Review and implementation of road posting policies to protect roads from heavy loads during the spring thaw.
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The Road Commissioner requested including recently paved subdivision roads in the policy. Heavy loads are defined as gross registered weight over 23,000 lbs. Truckers requiring access during the period (Feb 24–April 18) must contact Public Works or Police.
The board voted unanimously to close the public hearing and post the roads as listed.
CMP Transmission Line Road Damage Bond
Negotiation of a bond for Hawkeye LLC to cover potential road damage from construction.
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Hawkeye LLC, the construction company for the CMP transmission line, provided a list of 15 miles of roads needed for travel. The Town recommended a bond of $60,000 per mile to ensure coverage for damages.
The board unanimously accepted the recommendation of a $60,000 per mile bond.
Grant Match Fund Approvals
Approval of local matches for a Volunteer Fire Assistance grant and a Small Harbor Improvement Program (SHIP) grant.
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The board reviewed two funding requests: $1,873.35 for the Wells Fire Department to purchase safety equipment (nozzles, chaps, helmets) and $8,750.00 for the Wells Harbor hoist system replacement.
Both grant match fund requests were approved unanimously.
Liquor License and Entertainment Permit Applications
Review of various business applications for alcohol licenses and special entertainment permits.
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Four separate businesses applied for various liquor licenses (Malt, Spirituous, and Vinous) and one business applied for a Special Entertainment Permit. No public comment was provided for any application.
All applications for Litchfield’s Bar & Grill, The Bull n Claw Restaurant, Jake’s Seafood Restaurant, and Maple Leaves Garden were granted unanimously.
Financial Warrants
Approval of accounts payable, payroll, and general assistance warrants.
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The board reviewed a large warrant totaling $1,726,478.72, which included expenses, school payments, net payroll, and tax withholdings. They also reviewed a General Assistance warrant for $1,238.90.
Both the primary warrant and the General Assistance warrant were approved unanimously.
Tax Foreclosure Waivers
Discussion regarding waiving automatic tax foreclosures on specific properties.
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The board addressed property Map/Lot 116/Lot 57 (Wells Beach Hose Company), which is in litigation, and Map/Lot 0070/013-000. Counsel requested a waiver for the litigated property until ownership is resolved.
The board unanimously voted to waive foreclosure on both properties.
FEMA Flood Map Appeal
Authorization to contest new FEMA flood maps that may incorrectly increase insurance premiums.
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The Town Manager reported that new FEMA maps based on a West Coast modeling system appear flawed and impact 2,108 properties. The Town intends to hire Applied Coastal Research and Engineering for a $12,500 analysis to refute the modeling.
The board authorized the Town Manager to contract with the engineering firm and approved an initial mailing to affected property owners.
Property owners will be notified via mail and directed to the Town website for updates.
Controversy & dissent
Potentially controversial issues
FEMA Flood Map Appeal
CMP Transmission Line Road Damage Bond
Action items
Notable statements
The new [FEMA] maps affect 2108 properties in Wells and use a modeling system that appears to be flawed. — Town Manager · Discussing the impact of West Coast-based wave modeling on local flood insurance premiums.
Public comment
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grok-4.3, gemma-4-26b, grok-4.20-0309-reasoning, grok-4-fast · analyzed 2026-06-22.