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Zoning Board of Appeals — June 22, 2026

Wells authorizes $12,500 engineering study to fight flawed FEMA maps affecting 2,108 properties.

The meeting was administrative in nature, with no public testimony provided and all votes passed unanimously.

Date Monday, June 22, 2026 Decisions 10 Routine

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Ask MeetingWatch answers from this meeting’s report, transcript, and records — with linked sources.

Summary AI-generated to surface controversy & community impact without bias — always verify against the actual meeting before relying on it.

IMPORTANT UPDATE FOR WELLS PROPERTY OWNERS: At the June 22nd Zoning Board of Appeals meeting, the Town addressed a significant threat to local homeowners: new FEMA flood maps.

The Town Manager reported that these new maps appear to use flawed 'West Coast' modeling that does not accurately reflect our local coastline. If left unchallenged, this could lead to an unjustified increase in flood insurance premiums for approximately 2,108 properties in Wells.

To combat this, the Board unanimously authorized a $12,500 contract with Applied Coastal Research and Engineering to conduct a two-phase analysis to refute the FEMA modeling. The Town is taking proactive steps to protect residents from these potential financial impacts.

What to expect: The Town will be sending out an initial mailing to all affected property owners. Residents will also be directed to the Town website for ongoing updates regarding the appeal process. Stay tuned for more as we track this development.

Jun 22, 2026 10 decisions Routine
❝ Notable statements ↔ Drag to browse

“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.
This meeting — choose a section

Public ⁠impact

Issues from this meeting with documented community impact.
What was discussed

Potential increase in flood insurance premiums for over 2,000 properties

What happened

The board authorized a $12,500 contract with Applied Coastal Research and Engineering for a two-phase analysis.

What was discussed

$900,000 total bond (15 miles at $60,000/mile)

What happened

The board unanimously accepted a recommendation for a $60,000 per mile bond.

Topics ⁠discussed

Each topic expands to quotes and full context.
Speakers: Unidentified speaker
What was discussed

Review and implementation of road posting policies to protect roads from heavy loads during the spring thaw.

What happened

The board voted unanimously to close the public hearing and post the roads as listed.

Speakers: Unidentified speaker
What was discussed

Negotiation of a bond for Hawkeye LLC to cover potential road damage from construction.

What happened

The board unanimously accepted the recommendation of a $60,000 per mile bond.

Speakers: Unidentified speaker
What was discussed

Approval of local matches for a Volunteer Fire Assistance grant and a Small Harbor Improvement Program (SHIP) grant.

What happened

Both grant match fund requests were approved unanimously.

Speakers: Unidentified speaker
What was discussed

Review of various business applications for alcohol licenses and special entertainment permits.

What happened

All applications for Litchfield’s Bar & Grill, The Bull n Claw Restaurant, Jake’s Seafood Restaurant, and Maple Leaves Garden were granted unanimously.

Speakers: Unidentified speaker
What was discussed

Approval of accounts payable, payroll, and general assistance warrants.

What happened

Both the primary warrant and the General Assistance warrant were approved unanimously.

Speakers: Unidentified speaker
What was discussed

Discussion regarding waiving automatic tax foreclosures on specific properties.

What happened

The board unanimously voted to waive foreclosure on both properties.

Speakers: Unidentified speaker
What was discussed

Authorization to contest new FEMA flood maps that may incorrectly increase insurance premiums.

What happened

The board authorized the Town Manager to contract with the engineering firm and approved an initial mailing to affected property owners.

Controversy & ⁠dissent

Where the board, the community, or the agenda diverged.

Potentially controversial issues

01

FEMA Flood Map Appeal

The Town is contesting new FEMA flood maps that are believed to be based on flawed modeling. This is a significant issue because it could incorrectly increase flood insurance premiums for a large number of residents.
Board position: The board supports contesting the maps and authorized funding for an engineering analysis to refute the FEMA modeling.
high concern
02

CMP Transmission Line Road Damage Bond

Negotiating financial protections against road damage caused by large-scale utility construction involves significant sums of money and impacts local infrastructure integrity.
Board position: The board approved a high-value bond of $60,000 per mile to ensure Hawkeye LLC covers potential damages.
medium concern

Public ⁠comment

What residents said — verbatim, with timestamps.
No public comments were identified in this meeting.

Decisions ⁠logged

Every recorded vote, with timestamps and dissents.
Close public hearing and post roads for Spring Thaw Policy.
Effective February 24–April 18, 2014.
Passed unanimously
Accept bond recommendation for Hawkeye LLC (CMP transmission line).
$60,000 per mile for approximately 15 miles of road.
Passed unanimously
Access Grant Match Fund for Volunteer Fire Assistance ($1,873.35).
For fireline nozzles, chaps, helmets, and safety equipment.
Passed unanimously
Access Grant Match Fund for SHIP Grant ($8,750.00).
To replace the hoist system at Wells Harbor.
Passed unanimously
Grant Liquor Licenses and Special Entertainment Permit.
Approved for Litchfield’s Bar & Grill, The Bull n Claw, Jake’s Seafood, and Maple Leaves Garden.
Passed unanimously
Approve February 18, 2014 Warrant ($1,726,478.72).
Covers expenses, school payments, payroll, and taxes.
Passed unanimously
Waive foreclosure on Map/Lot 116/57 and Map/Lot 0070/013-000.
Foreclosure on 116/57 is waived until ownership is resolved by the Court.
Passed unanimously
Waive building permit and application fees for Elementary School PTSA storage shed.
Passed unanimously
Authorize Harbor Restaurant Lease signing.
Authorized Town Manager to sign the lease developed by Billy Hobbs and Town Counsel.
Passed unanimously
Contract with Applied Coastal Research and Engineering for FEMA map analysis.
Total cost of $12,500 for two phases of analysis.
Passed unanimously

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X / Twitter — by angle

High-impact decision regarding flood insurance premiums for thousands of residents
At the 6/22 ZBA meeting, the Town authorized $12,500 to fight new FEMA flood maps. The current maps use flawed modeling that could spike insurance premiums for 2,108 Wells properties. The Town is hiring engineers to refute these findings... https://meetingwatch.org/me/wells/board-of-appeals/2026-06-22/ #MeetingWatch
317/280 chars
Fiscal responsibility regarding utility construction impacts
Protecting our roads: The ZBA approved a $900,000 total bond ($60k per mile) for Hawkeye LLC to cover potential damage to 15 miles of road during CMP transmission line construction. A major win for infrastructure protection. #WellsME... https://meetingwatch.org/me/wells/board-of-appeals/2026-06-22/ #MeetingWatch
313/280 chars
Highlighting the scale of municipal financial activity
The Wells ZBA approved a $1.7M warrant on 6/22, covering everything from school payments to payroll. While routine, it’s a reminder of the massive scale of municipal spending occurring behind closed doors. #WellsME #LocalGovernment https://meetingwatch.org/me/wells/board-of-appeals/2026-06-22/ #MeetingWatch
308/280 chars

X thread

1
Over 2,000 Wells property owners could see a massive spike in flood insurance premiums due to flawed FEMA mapping. Here is how the Town is fighting back following the June 22 ZBA meeting. 🧵 #MeetingWatch #WellsME
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2
The Town Manager reported that new FEMA maps rely on West Coast modeling that doesn't fit our coast. This error threatens the finances of 2,108 local properties. The ZBA has authorized a $12,500 contract with engineers to prove the modeling is flawed.
251/280
3
What’s next? The Town will mail affected owners and provide updates online. This is a critical fight to ensure residents aren't unfairly penalized by inaccurate data. #WellsME #FEMA https://meetingwatch.org/me/wells/board-of-appeals/2026-06-22/
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Facebook — long form

IMPORTANT UPDATE FOR WELLS PROPERTY OWNERS: At the June 22nd Zoning Board of Appeals meeting, the Town addressed a significant threat to local homeowners: new FEMA flood maps. 

The Town Manager reported that these new maps appear to use flawed 'West Coast' modeling that does not accurately reflect our local coastline. If left unchallenged, this could lead to an unjustified increase in flood insurance premiums for approximately 2,108 properties in Wells.

To combat this, the Board unanimously authorized a $12,500 contract with Applied Coastal Research and Engineering to conduct a two-phase analysis to refute the FEMA modeling. The Town is taking proactive steps to protect residents from these potential financial impacts.

What to expect: The Town will be sending out an initial mailing to all affected property owners. Residents will also be directed to the Town website for ongoing updates regarding the appeal process. Stay tuned for more as we track this development. https://meetingwatch.org/me/wells/board-of-appeals/2026-06-22/ #MeetingWatch #WellsME

Action ⁠items

Who owes what, by when.
Contract with Applied Coastal Research and Engineering for FEMA flood map analysis.
Assigned: Town Manager
Send initial mailing to the 2,108 property owners affected by new FEMA flood maps.
Assigned: Town Manager
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Report composed by grok-4.3, gemma-4-26b, grok-4.20-0309-reasoning, grok-4-fast · analyzed 2026-06-22.