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HomeMy WebLinkAbout2012-08-07 Planning Board Minutes PLANNING BOARD OF THE CITY OF BANGOR MEETING OF AUGUST 7, 2012 MINUTES Board Members Present: Miles Theeman, Chairman Paul Bolin Charles Boothby, Alternate Member Doug Damon John Kenney John Miller Andy Sturgeon City Staff Present: David Gould Peter Witham Chairman Theeman called the meeting to order at 7:00 p.m. In the absence of Board Member Williams, Alternate Member Boothby was asked to vote. PUBLIC HEARINGS Item No. 1: To amend the Land Development Code by changing parcels of land located at 125 Fern Street and 166 Pearl Street from Contract Multi-Family and Service District to Contract Multi-Family and Service District. Said parcels containing approximately 50,105 sq. ft. Bangor Steam Laundry, LLC, applicant. C.O. # 12-247. Chairman Theeman opened the Public Hearing and asked the applicant to speak. Mr. Bob Kelly of Bangor Steam Laundry, LLC indicated that they originally proposed to reuse the existing brick laundry building as multi-unit housing but were not able to acquire financing in the current housing market and economic conditions. They are seeking to construct highly energy-efficient, single-family homes on the property. Mr. Chris Olson of 126 Fern Street told the Board that he lives immediately across the street from the laundry building that ceased operation just before he moved 2 in. He indicated he is in support of the current proposal and has a high level of confidence in the Kellys’ work. There were no other proponents or any opponents to the rezoning request. Chairman Theeman closed the Public Hearing and asked for Staff comments. Planning Officer David Gould indicated that the proposal before the Board is to change the contract conditions on the property that were intended to allow the former laundry to be converted into multi-unit housing. While the City supported the redevelopment proposal, the current economic conditions, especially the housing market, will not support the financing of the project. The current plan is to utilize the somewhat smaller lots sizes of the Multi-family and Service District (M&SD) to create house lots for new energy efficient structures. Mr. Gould noted the contract provided for the demolition of the laundry building, construction of single-family dwellings and the retention of an existing 3-unit building on Pearl Street. While the Board would not see a site plan for the redevelopment they would get to review the subdivision plan where individual lots would be created. The owners would then obtain building permits from the Code Enforcement Office as is typical for single-family homes. Member Damon asked if M&SD would allow for any unique development pattern such as zero lot line or a cluster development approach. Mr. Gould noted that the M&SD standards for detached single-family homes follows a very traditional regulatory scheme with setbacks, lot coverage, and lot width standards very much like the existing neighborhood. Mr. Bolin moved that the Board recommend that the City Council adopt the proposed Contract Zone Change request as contained in C.O. # 12-247, at 125 Fern Street and 166 Pearl Street, for Bangor Steam Laundry, LLC. The motion was seconded by Mr. Boothby. The Board voted 7 in favor and 0 opposed. NEW BUSINESS Item No. 2: Site Development Plan approval for construction of a 32- space parking lot addition at 570 Main Street in a Waterfront Development District. Timka, Inc., applicant. Mr. Peter Geaghan spoke in favor of the project. Due to the anticipated opening of the Arena and the potential for increased business with their brewery, he indicated that they are requesting Site Development Plan approval to add 32 parking spaces at 570 Main Street. 3 Planning Officer Gould indicated that at the time the Staff Memorandum was written there were some outstanding issues regarding stormwater treatment and the status of the existing fencing between this site and the remaining waterfront land. Since that time, the stormwater treatment has been addressed to the satisfaction of the Engineering Department. The Engineering Department would like the fence to be removed from this site and placed on the City’s adjacent site. The Site Development Plan indicates that the fence will be taken down and City can come and take the parts. The Engineering Department indicated that they would like to see as a condition of approval that the applicant relocate the existing fence to a location agreeable to the City and maintain the existing access way to the remainder of the City property. Mr. Gould indicated that because the fence is not located on City-owned land the Planning Board cannot make this a condition of approval. Mr. Geaghan indicated that they would be willing to work this out with the City. Regarding stormwater treatment, Planning Officer Gould indicated that the City encourages developers to deal with stormwater when proposing new development. Mr. Jim Kiser, of Kiser and Kiser, explained that while the applicant is not required to do so, they have chosen to install an underdrain filter system to handle stormwater runoff from this additional parking. Mr. Kiser explained the site development plan, the location of the proposed additional parking, and the stormwater filtration system proposed. Mr. Boothby asked if there were plans for the Roundhouse site. Mr. Gould indicated that there wasn’t an immediate use for it at this time. Mr. Damon asked how this meshes with the Federal regulations to be imposed upon the City. Planning Officer Gould indicated that the stormwater rules are already in place. The City is looking at the potential of a stormwater impact fee that would be applied to all entities within the City that have impervious area. One of the things that the City has told people who are doing new development is that there are certain minimums where treatment is required. Then there are some instances where there is no requirement. When a new system is instituted and a developer goes above and beyond and treats stormwater anyway the City will give back a credit relative to what that stormwater utility fee would be. Mr. Sturgeon moved that the Board approve the Site Development Plan for the construction of 32 additional parking spaces at 570 Main Street in a Waterfront Development District for Timka, Inc., applicant. The motion was seconded by Mr. Miller and passed by a vote of 7 in favor and 0 opposed. 4 APPROVAL OF MINUTES Item No. 3: Planning Board Approval of Minutes. Chairman Theeman indicated that the Minutes of the July 17, 2012 Meeting were in order. Mr. Bolin moved to approve the Minutes of the July 17, 2012 Meeting. The motion was seconded and it passed by a vote of 7 in favor and 0 opposed. There being no further items for discussion, the meeting was adjourned at 7:24 p.m.