Planning Board — June 15, 2026
The temperature is elevated due to the significant discrepancy between the official agenda and the administrative decisions actually made during the meeting.
Public impact
FEMA Flood Map Accuracy
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The Town Engineer noted minor inconsistencies near the seawall. Concerns were raised about the use of inappropriate West Coast modeling for East Coast terrain.
The Board voted unanimously to hire Bob Gerber for $1,500 to evaluate the methodology.
A 90-day appeal period begins March 1.
Lodging and Campground Fee Increases
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Staff proposed significant increases to cover Code Office enforcement costs, noting fees had not been raised significantly in over a decade.
The Board proposed alternative rates and scheduled a public hearing.
Public hearing scheduled for February 4 at 7:00 PM.
Beach Parking Pass Policy Amendment
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Staff reported that the current hourly rate and token system is ineffective during the off-season.
The Board scheduled a public hearing to discuss the changes.
Public hearing scheduled for February 4 at 7:00 PM.
Decisions logged
Topics discussed
Solid Waste Disposal License
Public hearing regarding a solid waste disposal license application from Waste Management of Maine.
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A public hearing was held for Waste Management of Maine's application for a Solid Waste Disposal License. No public comments were submitted.
The Board moved to close the hearing and granted the license.
FEMA New Flood Maps Review
Discussion regarding the accuracy of new FEMA flood maps and potential appeals.
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The Town Engineer reviewed new FEMA maps and found minor inconsistencies near the seawall. Concerns were raised regarding the use of West Coast modeling for East Coast terrain, which may inaccurately affect flood insurance and renovation requirements for 60 new lots. The board discussed the possibility of a joint appeal with other municipalities.
The Board voted unanimously to hire Bob Gerber for $1,500 to evaluate the flood mapping methodology.
A 90-day appeal period begins March 1.
Beach Parking Pass Policy Amendment
Proposal to change off-season beach parking rates and token usage.
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Staff reported that the current hourly rate system and token usage are ineffective during the off-season. They recommended implementing reduced half-day and full-day rates for the off-season periods (end of Memorial Day to end of June, and Labor Day to Columbus Day).
The Board scheduled a public hearing to discuss changing the rates.
Public hearing scheduled for February 4 at 7:00 PM.
Website Design and Development Contract
Selection of a vendor for a new Town website.
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The Board reviewed eight proposals for a new website. Civic Plus of Kansas was identified as the most cost-effective option with the most comprehensive features.
The Board awarded the contract to Civic Plus for a total of $23,865.00.
Mutual Aid Agreement: Wells Fire and WEMS
Review of a revised agreement between the Fire Department and WEMS.
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The agreement was revised to protect WEMS employees. Debate arose regarding the inclusion of the Police Department, training/qualification standards for incident commanders, and how union rules might impact WEMS personnel scheduling.
The item was tabled for further review.
Item returns for discussion on February 4.
Police Department Surplus Vehicles
Disposal of two surplus police vehicles.
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The department identified two surplus vehicles: Car 25 (2010), which is in good condition, and Car 23 (2008), which has interior damage.
The Board approved transferring Car 25 to the CEO Office and putting Car 23 up for competitive bid/sale.
Lodging and Campground Fee Increases
Discussion on updating outdated lodging and campground regulatory fees.
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Staff proposed significant increases to lodging and campground fees to cover Code Office enforcement costs, noting fees had not been raised significantly in over a decade. Board members debated the scale of the increases and the justification for charging fees in addition to property taxes.
The Board proposed alternative rates ($15 per motel/cottage unit and $2 per campground site) and scheduled a hearing.
Public hearing scheduled for February 4 at 7:00 PM.
New High School Application
Discussion regarding potential fee waivers for a new high school project.
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The Town is anticipating a high school application. The Code Office requested clarification on whether building permit and site plan fees would be waived. Discussion included how costs should be shared between the district communities and the handling of abutter notices.
The exact fee amounts and staff review time are still being calculated.
The Planning Board will schedule a site walk; an appeal to the ZBA is expected in February.
Controversy & dissent
Potentially controversial issues
FEMA Flood Mapping Inaccuracy
Mutual Aid Agreement (Fire and WEMS)
Off-agenda Administrative Decisions
Split votes
Community vs. board tension
Action items
Notable statements
Inaccurate modeling would force many owners to buy flood insurance, and if any renovations are done the houses would have to be raised. — Mr. Foley · Discussing the implications of using Pacific coast models for East Coast flood mapping.
These facilities take a lot of time and effort by Town staff, and the fees haven't been raised in a decade. — Mr. Carter · Defending the proposal to increase lodging and campground fees.
Public comment
Accountability flags
Agenda items not discussed
Topics discussed — not on agenda
Transcript vs. official minutes
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gemma-4-26b, grok-4.3, grok-4-fast, grok-4.20-0309-reasoning · analyzed 2026-06-23.