Loading...
HomeMy WebLinkAbout2012-06-05 Planning Board Minutes PLANNING BOARD OF THE CITY OF BANGOR MEETING OF JUNE 5, 2012 MINUTES Board Members Present: Miles Theeman, Chairman Paul Bolin Charles Boothby, Alternate Member Doug Damon John Miller Andy Sturgeon Julie Williams City Staff Present: David Gould Peter Witham Lynn Johnson Chairman Theeman called the meeting to order at 7:00 p.m. In the absence of Board Member Kenney, Alternate Member Boothby was asked to vote. PUBLIC HEARINGS Item No. 1: Preliminary Subdivision Plan approval to create a sixth lot in the Bangor Theological Seminary Subdivision at 331 Hammond Street in a Government and Institutional Service and an Urban Residence 2 District. John T. Karnes, applicant. Chairman Theeman opened the Public Hearing. Mr. John Karnes, the applicant, explained that this lot is owned by the Bangor Masonic Foundation who approached him to buy the property and rehabilitate it. In doing so, it was discovered that this particular building (the former “Old Commons” building) was not a separate lot. In order to sell this lot it was deemed necessary to make this an approved lot in an approved subdivision. Mr. Karnes indicated that he wishes to rehabilitate this building and get it back onto the tax rolls. 2 Mr. Nels Erickson, 23 Hayward Street, asked if the building already exists or if the applicant was proposing to build. Mr. Gould indicated that this is the site of the former “Old Commons” building and they are creating a separate lot for this building in order to sell it to the applicant. No one spoke in opposition. Chairman Theeman closed the Public Hearing and asked for Staff comments. Planning Officer Gould explained that the proposed lot is a part of the former Bangor Theological Seminary complex. In 2007, Seminary Redevelopment LLC received approval of a five-lot subdivision of the Seminary’s property between Hammond and Union Streets. Several of those lots have been sold since 2007. Seminary Redevelopment, LLC transferred to Bangor Masonic Foundation one of their retained land parcels which contains this lot. Because it was a sale to an abutting property owner it was exempt from subdivision plan approval. Now the Bangor Masonic Foundation is proposing to convey the “Old Commons” building to the applicant. Because this will create a sixth lot, it is now considered a “major subdivision” and thus the need for Preliminary Subdivision Plan approval. Mr. Gould also noted that because this is considered a Major Subdivision the applicant is required to set aside 5% of the acreage as open space. The applicant and the Masons have agreed to designate a portion of the front lawn of the Beach Chapel (which abuts this parcel) as permanent open space to meet this requirement. Mr. Gould indicated that because the Seminary property is an historic district any exterior changes will require review by the Historic Preservation Commission. Staff has reviewed the Preliminary Subdivision Plans and finds them to be in compliance with the review criteria for Major Subdivisions. The City Engineering Staff has also reviewed the plans and has no concerns. Staff recommended approval. Chairman Theeman asked for a motion. Mr. Bolin moved that the Board approve the Preliminary Subdivision Plan to create a sixth lot in the Bangor Theological Seminary Subdivision at 331 Hammond Street in a Government and Institutional Service District and an Urban Residence 2 District. John T. Karnes, applicant. Ms. Williams seconded the motion. The Board voted 7 to 0 in favor. NEW BUSINESS Item No. 2: Final Subdivision Plan approval to create a sixth lot in the Bangor Theological Seminary Subdivision at 331 Hammond Street in a Government and Institutional Service District and an Urban Residence 2 District. John T. Karnes, applicant. Chairman Theeman indicated that this application is for Final Subdivision Plan approval for the same subdivision as in Item No. 1. Planning Officer David Gould explained that Staff felt it important to have the Board consider this subdivision plan 3 both as a Preliminary Plan and then as a Final Plan in case there were concerns regarding the Preliminary Plan. Staff recommended Final Plan approval as the plans are in order and meet Ordinance submittal requirements. Chairman Theeman asked for a motion. Mr. Bolin moved that the Board approve the Final Subdivision Plan to create a sixth lot in the Bangor Theological Seminary Subdivision at 331 Hammond Street in a Government and Institutional Service District and an Urban Residence 2 District. John T. Karnes, applicant. The motion was seconded by Mr. Miller and it also passed by a vote of 7 to 0. Item No 3: Site Development Plan approval to fill and grade at 48 Perkins Street in an Urban Residence 1 District. Hammond Street, LLC, applicant. Mr. Bruce MacDonald, with Hammond Street, LLC, explained that they are requesting approval to clean up this site and grade the lot level. He noted that there have been some concerns by the neighbors and they are trying to address those concerns. He indicated that at one point they had pursued making this a parking lot to support their business on Hammond Street but discovered that they would not be allowed to do this. They are only proposing to fill and grade this lot. Planning Officer Gould indicated that the Code Enforcement Office informed the applicant that they would need to file for Site Development Plan approval for their filling and grading activity. The Planning and Engineering Staff met with the applicant’s designer to discuss bringing the stormwater runoff from this site from the post development condition to the pre development condition. Staff found that the plan is consistent with the requirements of the Land Development Code and recommended that the Board grant approval with the condition that the site be loamed and seeded by October 2012 to avoid any potential erosion over the winter months. Mr. Boothby asked where the stormwater was proposed to flow from this site. Mr. Oscar Emerson with Down to Earth Professional Land Services, told the Board that as designed it would flow away in several directions. Chairman Theeman indicated that the Board had received a letter from Mark and Katherine Trapela expressing their concern that the fill and grade activity on this site will result in a large amount of water in their backyard in future spring seasons. Mr. Sturgeon asked if it would pose any problems for the applicant to complete the loaming and seeding by August or September. The applicant indicated that they could complete this by the end of September 2012. Mr. Tom Fisk, 15 Dean Street, presented the Board with photos of the site from his back yard and expressed his concern that this lot could become commercial storage. 4 He indicated that he was told that it would. Chairman Theeman indicated that this lot is not zoned for commercial use. Mr. Sturgeon moved that the Board grant Site Development Plan approval to fill and grade at 48 Perkins Street in an Urban Residence 1 District with the condition that the site be loamed and seeded prior to the end of September, 2012. Mr. Boothby seconded the motion. The Board voted 7 to 0 in favor. Item No. 4: Site Location of Development Modification approval to add a parking area to park aircraft fuel trucks at Bangor International Airport in an Airport Development District. City of Bangor Airport Department, applicant. Mr. Robbie Beaton, Superintendent of Operations with Bangor International Airport, explained that this renovation is in front of the GA Terminal. They are proposing to add some impervious surface in order to create a parking area to park aircraft fuel trucks safely away from aircraft. At the same time they are proposing to remove some impervious area which will be a reduction in impervious surface. Planning Officer Gould indicated that this is a request for Site Location of Development Modification approval to add a parking area to park aircraft fuel trucks at Bangor International Airport. Because of the nature of the project only Site Location of Development Act approval is required. Staff had been working with the applicant’s designer to complete minor submittal elements of the Site Law application. Since the time that the Staff Memo was written, the Planning Office has received revised information and the application is now in order for approval. Mr. Sturgeon moved that the Board approve the Site Location of Development Modification to add a parking area to park aircraft fuel trucks at Bangor International Airport in an Airport Development District, City of Bangor Airport Department, applicant. Mr. Miller seconded the motion, which carried 7 to 0. APPROVAL OF MINUTES Item No. 5: Planning Board Approval of Minutes. Chairman Theeman indicated that the Minutes of the May 15, 2012 Planning Board Meeting are in order for consideration. Mr. Bolin moved to approve the Minutes of the May 15, 2012 Planning Board meeting. Mr. Boothby seconded the motion, which carried unanimously. There being no further items for discussion, the meeting was adjourned at 7:35 p.m.