Board defers Turning Leaf Heights preliminary review after traffic concerns; asks for written MDOT mitigation plan
June 22, 2026 | North Windham, Cumberland County, Maine
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The Windham Planning Board discussed Turning Leaf Heights (PB 26-038), a proposed subdivision and site plan for 128 residential units on a 12.2-acre parcel, but declined to grant preliminary approval pending clearer, written traffic mitigation commitments from the Maine Department of Transportation.
Applicant JP Connolly (DM Roma) and representatives explained that removing two 12-unit buildings lowered the project s peak-hour trips to 97, below the 100-trip threshold that normally triggers an MDOT traffic-movement permit. As a traffic mitigation measure, the team proposed blocking left turns from Turning Leaf Drive into the development and creating an exit-only treatment; they also outlined options to widen or install a turning lane or signal improvements if required.
Board members and staff said they welcome collaborative mitigation but insisted the town needs written agreements before the board advances the plan. "We're going to need that in writing from DOT and the town manager s business-partnership discussion," the chair said, urging that any mitigation plan or cap on dwelling units be documented so the town can determine whether the proposal creates additional roadway hazards. Staff said they are meeting with MDOT the day after the meeting and will pursue a mitigation plan under a business-initiative partnership so improvements and cost-sharing can be clarified.
The board advised the applicant to return once DOT and the town manager have documented the agreed mitigation path; staff indicated the plan could be revisited on a short timeline when written commitments are in hand.
Applicant JP Connolly (DM Roma) and representatives explained that removing two 12-unit buildings lowered the project s peak-hour trips to 97, below the 100-trip threshold that normally triggers an MDOT traffic-movement permit. As a traffic mitigation measure, the team proposed blocking left turns from Turning Leaf Drive into the development and creating an exit-only treatment; they also outlined options to widen or install a turning lane or signal improvements if required.
Board members and staff said they welcome collaborative mitigation but insisted the town needs written agreements before the board advances the plan. "We're going to need that in writing from DOT and the town manager s business-partnership discussion," the chair said, urging that any mitigation plan or cap on dwelling units be documented so the town can determine whether the proposal creates additional roadway hazards. Staff said they are meeting with MDOT the day after the meeting and will pursue a mitigation plan under a business-initiative partnership so improvements and cost-sharing can be clarified.
The board advised the applicant to return once DOT and the town manager have documented the agreed mitigation path; staff indicated the plan could be revisited on a short timeline when written commitments are in hand.
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