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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. 2 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. 3 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 4 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.