Waldoboro Board of Appeals members Natasha Irving and Russell Hansen (seated) review a zoning map of Jefferson and Elm streets in Waldoboro as architect Charles Campbell (right) looks on. (Alexander Violo photo)
State Rep. Abden Simmons, R-Waldoboro, pulled a request for a variance to enable the construction of a commercial building on his Elm Street property after a public hearing before the Waldoboro Board of Appeals on Thursday, Aug. 17.
Simmons, who represents Maine House District 91, sits on the Waldoboro Board of Selectmen, and co-chairs the Waldoboro Shellfish Committee, pulled his request after the board of appeals tabled the matter and asked him to come back with a more specific request.
Simmons submitted the request because he wants to expand his shellfish business to incorporate clam shucking and processing. He has run A&A shellfish, a clam-buying station, out of his family’s home on Jefferson Street since 1996.
Simmons said the vast majority of Maine shellfish is sent out of state for processing.
“We are trying to reduce that by shucking here in Waldoboro, but to do that we need to expand,” Simmons said.
Simmons said that by moving the business to his lot on Elm Street, he would be moving away from the Medomak River.
In an interview after the meeting, Simmons said he is looking into other options for the location of a shucking house. “We’re currently reassessing the location,” Simmons said.
Simmons said the new site would not be far from his current business. He is considering an adjacent property he owns, near the Irving gas station. The property is entirely out of the shoreland zone, a sticking point with the Elm Street property.
“With a shucking house here, we can reduce the weight going out of state,” Simmons said.
Architect Charles Campbell makes a presentation on behalf of Abden Simmons during a public hearing before the Waldoboro Board of Appeals on Thursday, Aug. 17. (Alexander Violo photo)
Waldoboro architect Charles Campbell represented Simmons during the hearing.
Campbell said the lot on Elm Street falls into two zones.
“Part of it is in the limited commercial and part is in shoreland,” Campbell said.
Campbell said he previously met with the Waldoboro Planning Board on the matter.
Campbell said both Waldoboro Code Enforcement Officer Stan Waltz and former Waldoboro Planning and Development Director Emily Reinholt recommended bringing the matter to the appeals board, as a planning board review could be a lengthy process due to the zoning of the lot.
Campbell said the request is to apply one set of standards to the lot.
“What we’re hoping is to apply all general development district for the whole lot, not just part of it,” Campbell said.
General development pertains to activities, including industrial, commercial and recreational activities, in a shoreland district.
Campbell said the project would not alter the character of the neighborhood and would improve the parking situation at Simmons’ current place of business.
“They’re just trying to relocate the business and get off of Jefferson Street,” Campbell said.
Board of appeals Chair C. Russell Hansen Jr. said the granting of a variance entails setting aside ordinance requirements for a particular situation.
“An exemption is a narrowly focused thing. We need to be sure the ordinance gives us authority,” Hansen said.
After Campbell’s presentation, Hansen said several sets of zoning regulations apply to the site on Elm Street. Hansen said the setback requirements for the site are 75 feet from Orff Brook and 250 feet from the Medomak River.
Hansen proposed a second meeting with a more specific variance request.
“We have to be specific. You can come back and make a list of specific things you want a variance on,” Hansen said.
Board member Natasha Irving said she was also in favor of a second meeting.
Abden Simmons addresses the Waldoboro Board of Appeals during a public hearing Thursday, Aug. 17. (Alexander Violo photo)
Bill Najpauer, of the Midcoast Economic Development District, which provides planning services to Waldoboro, recommended that the board be specific in its requests of Simmons “so everyone knows exactly what they need to do.”
Jean Smith, of Jefferson Street, voiced concern about the project and its potential impact on the river.
“I don’t think there should be any variance whatsoever. We have a river that is polluted in Waldoboro. Why would we offer a variance that would possibly pollute it more?” Smith said.
Smith also raised concerns about the parking situation at the existing clam-buying station on Jefferson Street.
Resident Chuck Delory asked questions about the impacts of the project, specifically the impacts of waste and odor on the neighborhood.
“I’m with it as long as it’s clean and doesn’t bring property values down. We all love our properties and have invested a lot in them,” Delory said.
Waldoboro Shellfish Committee Co-chair Glen Melvin spoke in support of the project.
Melvin said he views the project as a win-win for the town.
Waldoboro Shellfish Committee Co-chair Glen Melvin addresses the Waldoboro Appeals Board during a public hearing Thursday, Aug. 17. (Alexander Violo photo)
“If the town could get us off the street when we’re selling our clams, that would help everybody,” Melvin said.
Melvin said the Medomak River is the town’s biggest employer, creating 150 jobs, and by adding a shucking facility the town would be capitalizing on a vital economic resource.
“Most of our shellfish goes through Waldoboro. It’s bought and it’s gone. If we could get it shucked here, the prices per bushel would go up,” Melvin said.
Melvin also spoke at length on ongoing efforts to keep the river clean, a primary focus of the town’s shellfish committee.
“The clam flats are as clean as they’ve been in 25 years. There is no way I would ever let anything come close to hurting this river,” Melvin said.
Melvin said he views the project as an expansion, not a new business.
“This is not a threat to the river. It’s nothing but a financial gain and a gain for the whole town,” Melvin said.
