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HomeMy WebLinkAbout2005-02-04 Penjajawoc Marsh / Bangor Mall Management Commission Minutes Penjajawoc/Stillwater Stakeholders Task Force February 4, 2005 Meeting Meeting Summary Attendance: All stakeholders attended but Jim Parker sat in for John Corbett. Review of January 28 Meeting Summary: In the discussion of parking requirements, the following will be added: Some communities set a minimum and a maximum number of parking spaces. Often, demand for additional parking comes from retailers, not developers. In the section of differences in scientific data, the word “create” is replaced by the word “represent.” Presentation on Eco-Tourism: Bob Duchesne presented information about eco-tourism and its economic impact. Currently $1.1 billion is being spent on eco-tourism and it was suggested the Penjajawoc Marsh represents an outstanding resource for birders. Bob noted there are a number of existing birding sites which are part of the “birder trail” in the nearby vicinity, and the Penjajawoc would be an invaluable addition. Stakeholders wondered how management of the sites Bob discussed prevented the birding sites from being “loved to death” (overused). Bob noted that at most sites a management group composed of local landowners, environmental groups and local officials managed the sites and regulated public access. Presentation on two current projects: Jim Parker on behalf of John Corbett and W/S presented some schematics and aerial photos depicting their proposed project. He stressed that no official plans have been developed and what he was presenting was a conceptual outline of W/S’s intentions. He noted the 600’ setback from the wetland edge accepted by W/S and the adjacent landowner (also a Task Force stakeholder). He noted that the project currently envisions development of a part of the land on which they have an option which could be moved closer to the rest of the development (consolidating developed portion of the land and leaving a portion closer to the marsh undeveloped). However, that consolidation could only occur if an issue regarding marginal wetlands is resolved. Kevin Kane presented the current proposal from Widewaters on land they own along Gilman Road. At the facilitator’s request, Kevin gave a brief history of Widewaters’ various past proposals, in order to set a context for their current proposal. Kevin noted that theirs will be a “phased” project, with additional retail space being built over a several year period as demand dictated. The current proposal has a 250’ “Wetland Buffer Edge” for which nothing is contemplated (this area is currently planted in corn). This undisturbed area represents 46% of Widewaters’ land. Kevin expressed a willingness to provide a conservation easement for this portion which would be managed by the Bangor Land Trust, Audubon, or another appropriate steward. A discussion of current parking standards ensued. Widewaters’ current plan envisions 5 parking spaces per 1,000sf of retail space (a standard often required by retail tenants). However, he noted that as long as the parking development standards allow Widewaters to remain competitive, he was willing to work with the Task Force and the City to minimize the amount of parking spaces (which is in the developers’ interest). Carol Epstein noted that while a smaller number of parking spaces might be acceptable in a defined area because of particular environmental concerns, she was concerned that setting a maximum number of spaces City-wide would have a detrimental affect on the City’s competitive position, and would eliminate certain potentially valuable land uses (e.g. medical offices) which require greater amounts of parking. BACORD and the Audubon Society have had access to Widewaters’ plan for several weeks and will be presenting their reactions initially to him (and then the Task Force) by or about February 11. Jim Ring’s Study Area Map Presentation: City Engineer Jim Ring presented a map with lines depicting 200’, 600’ and 1,000’ from the wetland edge. T was requested that Jim reconcile his map with the “study area” map prepared by Kate Webber and with the Audubon report, which contains proposed buffer zones. There appeared to be a Task Force consensus, as voiced by Judy Markowsky, that the highest priority was the protection of the Penjajawoc Marsh, not the stream. Ed Barrett noted that in developing its proposal for the study area, the Task Force should bear in mind the regulatory possibilities (e.g. zoning which only permits less intensive development as we get closer to the marsh, “no disturbance” zones, etc.). Jim thought it was important for the Task Force to consider at its next meeting some agreed upon objectives for the study area (e.g. larger buffer zones around the sections of the marsh further away from Gilman and Stillwater Avenues). Next Meeting Discussion building on Jim’s Presentation: After extensive discussion and expression of some frustration at the Task Force’s apparent lack of progress, the group decided that at its next meeting it will examine maps prepared by the City with the help of various stakeholders which will try to propose “easy wins” for the Task Force (areas of consensus about protection of the marsh in various sections). Some stakeholders wanted to hear the Army Corps of Engineers perspective on potential development in the study area, and in particular their comments on the proposed Parallel Service Road. It was noted that the ACE is a branch of the U.S. Environmental Protection Agency and may not have the final word on development in this area. While there was agreement that such perspective may be helpful to hear at some point in the Task Force’s deliberation, it may be too soon for that resource at this stage. Meeting Dates: Because of the work which will be taking place between meetings, we will skip next week and hold the next two meetings on February 18 and 25. Both will be from noon to 3 p.m. in City Council Chambers. Meeting Summary prepared by facilitator Jonathan W. Reitman, 47 Ocean Drive, Brunswick, ME 04011, jreitman@blazenetme.net, 729-1900.