Town of Standish, ME
Cumberland County
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Table of Contents
Table of Contents
[HISTORY: Adopted by the Town of Standish 11-8-1988 by referendum. Amendments noted where applicable.]
GENERAL REFERENCES
Site plan review generally — See Ch. 181, Part 2.
The purposes of this Article are to:
A. 
Provide for the protection of groundwater and surface quality through the control of hazardous waste and/or special waste storage or disposal.
B. 
Protect the health, safety and welfare of the citizens of Standish, Maine.
C. 
Protect the environment.
As used in this Article, the following terms shall have the meanings indicated:
AQUIFER
Geologic deposits or structures from which usable quantities of groundwater are available for households, municipalities or industries.
BOARD
The Standish Planning Board.
[Amended 6-5-2012 by Order No. 31-12]
DISPOSAL
The discharge, injection, dumping, spilling or leaking of hazardous and/or special waste into or on any land, water or drainage system.
GROUNDWATER
The water present in the saturated zone of the ground.
HAZARDOUS AND/OR SPECIAL WASTE STORAGE OR DISPOSAL PERMIT
A certificate issued by the Standish Board authorizing the storage or disposal of hazardous and/or special waste for a specific use by site, by specific person or firm, specifying such other requirements which the Board finds to be necessary for the protection of the health, safety and welfare of the citizens and the environment of Standish.
HAZARDOUS WASTE
A substance which is ignitable, corrosive, reactive and/or toxic. It will include: all wastes determined to be hazardous by the State Board of Environmental Protection and special waste pursuant to 38 M.R.S.A. § 1303-C; and all wastes determined to be hazardous by the Resource Conservation and Recovery Act, Section 3001, and regulations promulgated pursuant to said section, including 40 CFR 261.
[Amended 8-13-1991 by Order No. 65-91]
HOUSEHOLD WASTE
Any waste material, including garbage, trash and sanitary wastes from septic tanks or sewerage derived from households, including single and multiple residences, hotels, motels and schools.
INDUSTRIAL ASH
Solid, soft residue created from industrial combustion.
PERSON
Any individual, group of individuals, firm, corporation, association, partnership or private or public entity, including a district, county, city, town or other governmental unit or agent thereof and general supervision of the properties of such corporation.
SPECIAL WASTE
Any waste as defined in 38 M.R.S.A. § 1303-C and any nonhazardous waste generated by sources other than domestic and typical commercial establishments that exists in such an unusual quantity or in such a chemical or physical state, or any combination thereof, which may disrupt or impair effective waste management or threaten the health, safety or welfare of Standish citizens or their environment and which requires special handling transportation and disposal procedures.[1]
[Amended 8-13-1991 by Order No. 65-91]
STORAGE
The placement of hazardous and/or special waste in drums, tanks or other structures or stockpiling for the purpose of retention of the material for a period of 90 days or longer for subsequent disposal.
SURFACE WATER
A body of water whose top surface is exposed to the atmosphere, including but not limited to rivers, ponds, lakes, streams, marshes and wetlands.
[1]
Editor's Note: The former definition of "Standish Special Review Board," which immediately followed this definition, was repealed 6-5-2012 by Order No. 31-12.
A. 
Authority.
(1) 
This Article is adopted pursuant to home rule powers as provided for in Article VIII, Part Second, of the Maine Constitution and Title 30-A, M.R.S.A. § 1917, 38 M.R.S.A. § 1319P, 38 M.R.S.A. §§ 1301, 1304 and 1310U and United States' Clean Water Act.
(2) 
This Article shall be known as the "Hazardous and/or Special Waste Ordinance of the Town of Standish, Maine," adopted and effective by majority vote of the people on November 8, 1988.
B. 
Administration.
(1) 
The Board of the Town of Standish shall administer this Article.
(2) 
No person shall construct, develop, establish, operate, own or maintain an industrial or commercial site which will store or dispose of hazardous and/or special waste without having first obtained a permit from the Board. A permit or renewal permit shall be issued for a period of one year from the date of issuance unless suspended or revoked. Each permit or renewal permit shall be issued only for the site designated in the plans accompanying the application and shall not be transferable or assignable except with the written approval of the Board.
Whenever the requirements of this Article are inconsistent with the requirements of any other ordinances, code or statute, the more restrictive requirement shall apply.
A. 
This Article shall apply to all development proposals for new construction of hazardous and/or special waste storage and/or disposal facilities and shall also apply to any expansion of existing facilities.
B. 
Existing facilities, including commercial or industrial operations, which store or dispose of hazardous and/or special waste shall comply with renewal permit criteria in § 158-7C of this Article.
C. 
Exemptions shall be as follows:
(1) 
Agriculture: the storage and handling of products used for agricultural purposes on working farms, except for industrial ash.
(2) 
Household waste and materials: products which are used for normal domestic housekeeping.
(3) 
Industrial or educational institution storage: industrial, manufacturing or educational facilities storing less than 200 kilograms per 90 days; and industrial, manufacturing or educational facilities storing less than 1,000 kilograms per calendar month when such storage is a fully enclosed structure.
(4) 
Local retail businesses.
A. 
The site plan of development application shall include, as a minimum:
(1) 
A map at a convenient scale (i.e., United States Geological Survey seven-and-one-half-minute or a fifteen-minute topographic) delineating the parcel, existing dwelling units, other structures, one-hundred-year flood zones, private and public water supplies, land currently used for agricultural purposes, aquifers and aquifer recharge areas. Where aquifers are determined, test borings shall be done to determine exact boundaries.
(2) 
Maps and/or engineering drawings of a scale of not less than one inch to 50 feet, which shall include:
(a) 
The name and address of the applicant or his authorized agent.
(b) 
A perimeter survey of the parcel made and certified by a registered land surveyor relating to reference points, showing the true North point, graphing scale, corners of the parcel and date of survey and total acreage. Areas within 200 feet of the proposed development site shall be included.
(c) 
Topography indicating contours at intervals of two or five feet in elevation as specified by the Board.
(d) 
Existing soil conditions described using the Unified Soil Classification System by a registered geologist in the State of Maine.
(e) 
The location of aquifers and aquifer recharge areas and surface watershed boundaries as described by a registered geologist in the State of Maine.
(f) 
The location, ground floor area and elevations of buildings and other structures on parcels abutting the site.
(g) 
The location and dimension of on-site pedestrian and vehicular accessways, parking areas and loading and unloading facilities, designed at egress and ingress of vehicles to and from the site onto public streets.
(h) 
Existing and proposed locations and dimensions of any utility lines, sewer lines, waterlines, easements, drainageways and public or private right-of-ways.
(i) 
A landscape plan showing the location, type and approximate size of plantings and the location and dimension of all fencing and screening.
(j) 
Profiles of underlying soil and bedrock conditions, prepared by a registered geologist in the State of Maine.
(k) 
Engineering drawings. including plans and profiles of all storage. spreading and disposal facilities, signed by a professional engineer licensed in the State of Maine; additionally, constructed drawings which show the site upon closure.
(l) 
The location and details of groundwater monitoring wells.
(3) 
A written statement by the applicant that shall consist of:
(a) 
Evidence by the applicant of his title and interest in which the application covers.
(b) 
Municipal tax maps and lot numbers and the names of abutting landowners.
(c) 
A summary of existing and proposed easements, restrictions and covenants placed on the property.
(d) 
An erosion and sedimentation control plan.
(e) 
Copies of letters to the abutting landowners, Town Manager, all members of the Board, Road Commissioner, Fire Chief and Police Chief, sent by certified mail, notifying them of the proposed application.
(f) 
A statement of financial capacity. which should include the names and sources of the financing parties and whether these sources of financing are for construction loans or long-term mortgages or both.
(g) 
A list of all applicable local, state and federal ordinances, laws, codes and regulations, such as but not limited to zoning ordinances, the Resource Conservation and Recovery Act, the Toxic Substance Control Act and the Clean Water Act.
(h) 
A description of the site utilization and a description of specific activities and all methods of operation, signed by a professional engineer licensed in the State of Maine.
(i) 
An emergency management plan covering fire, spillages and other potential accidents involving hazardous and/or special waste, which shall be prepared by a qualified professional and approved by the Board.
(j) 
A letter from the Fire Chief acknowledging his acceptance of the emergency management plan, as well as a description of response activities by all local, state and federal agencies.
(k) 
An operations manual, including a description of all operating procedures, as well as emergency response plans, safety procedures and monitoring well sampling programs.
B. 
Application procedures.
(1) 
The application for a permit allowing hazardous and/or special waste storage or disposal shall be filed with the Board for review and accompanied by a fee as set forth from time to time by resolution of the Town Council for processing the application. Within 30 days of filing the application, the Board shall notify the applicant, in writing, either that the application is a complete application or, if the application is incomplete, the specific additional material needed to make a complete application. After the Board has determined that a complete application has been filed, it shall notify the applicant in writing and begin its review of the proposed development.
[Amended 8-13-1991 by Order No. 65-91]
(2) 
The Board shall hold a public hearing within 60 days of filing of the completed application. The Board shall publish in a newspaper of area-wide circulation the time, date and place of the hearing at least two times, the date of the first publication to be at least 14 days prior to the hearing, and the second publication to be at least seven days prior to the hearing. The abutting landowners and those within 1,000 square feet shall be notified of the hearing. Public hearings by the Board shall be conducted according to the procedures outlined in Title 30-A M.R.S.A. § 2691(3), as amended.
[Amended 8-13-1991 by Order No. 65-91]
(3) 
Within 60 days of the public hearing, the Board shall either approve, approve with conditions or disapprove the application. The time limit for review may be extended by mutual agreement between the Board and the applicant.
(4) 
Within seven days of reaching its decisions, the Board shall notify the applicant, in writing, of any action taken and make findings of fact.
[Amended 8-13-1991 by Order No. 65-91]
(5) 
If the Board, in reviewing an application in order to ascertain that the public safety, health and welfare are protected, deems it necessary that outside consulting or testing be done, all fees and expenses charged by the consultants will be paid by the applicant, with the selection of consultants to be made by the Board.
[Added 12-10-1991 by Order No. 127-91]
A. 
Requirements.
(1) 
Monitoring wells shall be located to adequately sample groundwater for contamination. The location, construction standards and monitoring program will be determined by a registered geologist and approved by the Board.
(2) 
The applicant must have acquired insurance of $1,000,000 per occurrence and an annual aggregate of $2,000,000, exclusive of legal defense costs, for claims arising out of injury to persons or property from the operations of the hazardous and/or special waste facility. The deduction written into the insurance policy must not exceed 5% of the incident limit of liability of the policy. Such insurance shall be in effect for a period of 40 years after the site is no longer in operation.
(3) 
The applicant must provide a surety bond to the Town of Standish in an amount sufficient to cover the construction or expansion costs of the hazardous and/or special waste facility as proposed to the Board.
(4) 
The applicant must have obtained a surety bond in the amount of $100,000 guaranteeing the operation of the site in accordance with these rules and regulations; or the applicant must post a sum equal to or greater than $100,000 with the Town of Standish to correct failures to comply with this Article.
(5) 
The applicant shall provide such special equipment and training to reasonably prepare the Town's Fire Department to respond to emergencies at the site.
B. 
Performance standards. The following standards are to be used by the Board in judging applications and shall serve as minimum requirements for approval of the plan. The plan shall be approved unless, in the judgment of the Board, the applicant is not able to reasonably meet one or more of these standards. In all instances, the burden of proof shall be on the applicant, and such burden of proof shall include the production of evidence necessary to complete the application.
(1) 
Buffering the site development. The lot shall be set back and landscaped in order to screen the appearance of outstanding features of the development (i.e., exposed storage areas and truck loading and unloading areas), to provide an audio/visual buffer to minimize their adverse impact on surrounding properties.
(2) 
External lighting. All external lighting shall be designed to minimize adverse impact on neighboring properties.
(3) 
Vehicular access. The proposed site layout shall provide for safe access and egress from public and private roads by providing adequate location, numbers and control of access points, including site distances, turning lanes and traffic signalization when required by existing and projected traffic flow on the municipal road system.
(4) 
Parking and circulation. The layout and design of all walkways, interior drives and parking areas shall provide for safe general interior circulation, the separation of pedestrian and vehicular traffic, service traffic and loading areas and arrangements of use of parking areas.
(5) 
Emergency vehicle access. Provisions shall be made for providing and maintaining convenient and safe emergency vehicle access to the site and all facilities at all times.
(6) 
Surface water drainage and soil erosion. Adequate provisions shall be made for surface drainage so that the removal of surface waters will not adversely affect neighboring properties, downstream water quality or public storm drainage systems. On-site absorption of runoff water shall be utilized to minimize discharges from the site. Also, unreasonable soil erosion or reduction of flow capacity of the land to hold water so that a dangerous or unhealthy condition may result shall be prevented.
(7) 
Water pollution. In making this determination, the Board shall at least consider the elevation of land and its relation to the floodplains, the nature of soils and subsoils and their ability to adequately support the development; the applicability of any Department of Environmental Protection approved licenses; the slope of the land; the groundwater resources, including aquifer recharge areas; and the applicable federal, state and local laws, ordinances, codes and regulations.
(8) 
Air pollution. In making this determination, the Board shall consult federal and state authorities to determine that their applicable air quality laws and regulations can be met.
(9) 
Safety/fire hazards. The development shall have sufficient facilities and equipment available for the needs of the development including firefighting and spill prevention control.
(10) 
Sewerage disposal. The plan will provide for adequate sewerage disposal.
(11) 
Municipal services. The development will not have an adverse impact on the municipal services, including municipal road systems, Fire Department, police department, solid waste program, sewerage treatment plant, open spaces, recreational programs and facilities and other municipal services and facilities.
C. 
Annual permit renewal standards. A yearly operations permit application shall be submitted to the Board, accompanied by a fee as set forth from time to time by resolution of the Town Council for processing the application. The Board shall grant a yearly operations permit contingent upon the findings that the following have been met:
[Amended 8-13-1991 by Order No. 65-91]
(1) 
Maintenance of a current operations manual.
(2) 
An acceptable emergency exercise.
(3) 
Test monitoring of wells.
(4) 
An acceptable facility inspection by a registered engineer or such other qualified professional experts as specified by the Board.
A. 
The Board may modify or waive any of the above application requirements when the Board determines that, because of special circumstances of the site, such application requirements would not be applicable or would be an unnecessary burden on the applicant and would not adversely affect the abutting landowners and general health, safety and welfare of the Town, with a public hearing properly posted in accordance with previous requirements, and any requirements to be waived shall be stated in the original hearing.
B. 
A permit granted under this Article shall expire if the work or change is not commenced within one year from the date the permit was granted, although such permit may be renewed for additional periods. Renewal of a permit shall be treated as a new application and shall be subject to all provisions of this Article.
A. 
The Town Manager or the Code Enforcement Officer, upon a finding that any provision of this Article or the condition(s) of a permit issued under this Article is being violated, is authorized to institute legal proceedings to enforce this Article.
B. 
A person who violates the provisions of this Article or the condition(s) of a permit shall have committed a civil violation and on adjudication shall be fined not less than $1,000 nor more than $5,000. Each day during which a violation occurs shall constitute a separate offense and shall also be liable for court costs and attorney fees incurred by the municipality. Any fine shall inure to the Town of Standish.
The applicant, an abutting landowner or an aggrieved party may appeal the decision to the Superior Court within 30 days from the Board's final decision, in accordance with Rule 80B of the Maine Rules of Civil Procedure.
This Article may be amended by a majority vote of the Town Council. Amendments may be initiated by a majority vote of the Board or petition of 10% of the votes cast in the last gubernatorial election in the Town. The Council shall conduct a public hearing on any proposed amendment.