HomeMy WebLinkAbout2012-01-17 Planning Board Minutes
PLANNING BOARD OF THE CITY OF BANGOR
MEETING OF JANUARY 17, 2012
MINUTES
Board Members Present: Miles Theeman, Chairman
Paul Bolin
Charles Boothby, Alternate Member
John Kenney
John Miller
Andy Sturgeon
Julie Williams
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 Damon, Alternate Member Boothby was asked to vote.
Chairman Theeman indicated that he had a special presentation to make. The
Planning Staff checked the 2011 Planning Board attendance and confirmed that one
member set the bar extremely high by achieving perfect attendance. In recognition of
his diligence and commitment, Chairman Theeman presented a Certificate of
Achievement to John Miller.
PUBLIC HEARINGS
Item No. 1: Amending the Land Development Code – Chapter 165,
Section 165-72K – to create a parking standard
for reuse of historic structures for office use. City of
Bangor, applicant. C.O. # 12-044.
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Chairman Theeman opened the Public Hearing. Planning Officer David Gould
indicated that the proposed amendment was intended to lessen the required parking for
the reuse of historic structures such that the historic green space around the building
would not be converted to asphalt parking lots. Presently, the Land Development Code
has one standard for office buildings that requires one space per every 300 square feet
of Gross Floor Area. This new standard would require one space for every 1.5
employees for reuse of historic residential structures as office use. This option came to
light in discussions with Prentiss and Carlisle where their historic structure had a
disproportionate share of space in entryways, stair wells and other space which was not
laid out as an efficient space for office use.
As there were no opponents or proponents speaking to the above zoning
amendment, Chairman Theeman closed the Public Hearing.
Mr. Bolin was concerned that if the Ordinance specifically called out parking for
historic reuse it might discourage reuse. Mr. Gould noted that it was Staff’s intention to
provide a lesser burden for historic properties, lessen changes at historic sites, and
encourage reuse.
Mr. Kenney asked how Staff arrived at one space per one and one-half
employees. Mr. Gould noted it was the standard the City uses for industrial operations
where parking is based on employees not floor area.
The Board asked if the standard limited the total number of spaces or could an
applicant provide more. Mr. Gould noted the Parking Schedule in 165-72 A requires a
minimum number of spaces in accordance with the schedule - A through U. Applicants
can and often do provide more.
Mr. Boothby noted that the loss of landscaping and other historic fabric around
these older buildings is a concern for Historic Preservation and more needs to be done
to avoid unnecessary paving.
Mr. Sturgeon moved to recommend to the City Council that the zoning
amendment contained in C.O. # 12-044 – to amend Chapter 165, Section 165-72K – to
create a parking standard for reuse of historic structures for office use, be approved.
Mr. Kenney seconded the motion. The Board voted 7 to 0 in favor.
Item No. 2: Amending the Land Development Code – Chapter 165,
Section 165-32 – Quarries, Mining and Excavations to add
provisions regarding permit extensions. City of Bangor,
applicant. C.O. # 12-045.
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Chairman Theeman opened the Public Hearing. Planning Officer David Gould
indicated that the proposed amendment was intended to provide clarity to the existing
language in the Land Development Code that allows an applicant to request a three-
year extension to a quarry or mining permit. While the provision is in the Code, it does
not give any guidance as to process, procedure, or notification for such an extension
request. In conjunction with the Legal office, Staff provided some clarity for an
extension process attempting to provide notice to abutters and a fair procedure for
concerns to be heard.
There were no opponents or proponents speaking to the above zoning
amendment. Chairman Theeman closed the Public Hearing.
The Board asked if the extension would be granted by Staff or the Board. Mr.
Gould noted that presently the language is an extension by the Board and Staff did not
want to change that, but wanted to clarify the process and procedure.
Mr. Sturgeon moved to recommend to the City Council that the zoning
amendment to Chapter 165, Section 165-32 – Quarries, Mining and Excavations to add
provisions regarding permit extension as contained in C.O. # 12-045 be approved. Mr.
Bolin seconded the motion. The Board voted unanimously (7 to 0) in favor of the
motion.
APPROVAL OF MINUTES
Item No. 3: Planning Board Approval of Minutes.
Chairman Theeman indicated that the Minutes of the December 20, 2011
Meeting were in order. Mr. Bolin moved to approve the Minutes of the December 20,
2011 Meeting as printed. The motion was seconded and it passed unanimously.
Mr. Gould noted that back in 2009 and 2010 the Special Committee on
Comprehensive Planning had developed a Planning Policy Document and an update to
the 2005 Comprehensive Plan. While the Board had previously voted to adopt the
document and recommended adoption by the City Council it has not occurred as yet.
Mr. Gould noted there is some increased interest in completing the process with the
City Council. Mr. Gould did note that there are changes occurring at the State level that
will eliminate the State Planning Office as it currently exists. Presently, the Growth
Management Act requires local Comprehensive Plans to be reviewed for consistency by
the Staff of the State Planning Office. How that will be handled in the future is
uncertain.
Secondly, Mr. Gould noted that in 2008 the Bangor Land Trust, Keep Bangor
Beautiful and the City adopted a trails plan. Mr. Gould distributed copies to the Board.
Mr. Gould noted the trails plan is consulted by Staff in addition to other elements when
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considering open space elements in new developments. On a few occasions we have
had good success in securing public rights for existing or future trail routes.
There being no further items for discussion, the meeting was adjourned at 7:20
p.m.