HomeMy WebLinkAbout2014-06-17 Planning Board Minutes
PLANNING BOARD OF THE CITY OF BANGOR
MEETING OF JUNE 17, 2014
MINUTES
Board Members Present: Andy Sturgeon, Chairman
Paul Bolin
Charles Boothby
John Kenney
Wayne Mallar
Dora McCarthy, Alternate Member
John Miller
Julie Williams
City Staff Present: David Gould
Chairman Sturgeon called the meeting to order at 7:00 p.m.
CONSENT AGENDA
As no one wished to remove the item for discussion, Mr. Kenney moved to
approve the Consent Agenda. The motion was seconded by Mr. Miller, and it passed
unanimously. The item approved is as follows:
Item No. 1: Planned Group Development and Developmental
Subdivision Approvals for the Towne Place
Suites Hotel and the Courtyard Marriott located at 236
Sylvan Road in a General Commercial and Service District
Maine Course Hospitality Group, applicant.
PUBLIC HEARINGS
Item No. 2: To amend the Land Development Code by changing two
parcels of land located at 15-17 Bower Street from Urban
Residence One District to Urban Residence Two District.
Said parcels containing approximately 13,060 sq. ft.
Richard P. VanSyckle, III, applicant. C.O. # 14-202.
2
Chairman Sturgeon opened the Public Hearing and asked the applicant or their
representative to provide a brief overview of their request.
Sandi Van Syckle, spouse of the applicant, indicated that the property which is
across the street from their residence was on the market and they had a self interest in
rehabilitating the structure and managing it in addition to other properties they owned.
Ms. Van Syckle noted they were considering two or three units depending on the
specific code requirements involved.
Planning Officer Gould explained that the applicant was requesting a zone
change for two properties located at 15 and 17 Bower Street (Tax Map 032 lots 151
and 152) from an Urban Residence One District to an Urban Residence Two District.
The Comprehensive Plan's Land Use Policy Map indicates High Density Residential and
the Zoning Policy indicates Urban Residence One District. Trying to sort out the
conflicting policies is a bit of a judgment call. Given the nature of the neighborhood, the
size of most parcels (nonconforming) and the less than definitive guidance of the
Comprehensive Plan the Planning Staff felt that the Board should hear the applicant’s
proposal, hear any input from neighbors, and make a recommendation to the City
Council. Mr. Gould noted when combined, the two properties would be large enough to
support a four-unit building.
There were no proponents or opponents to the rezoning request.
The Board asked whether the applicant had considered a contract rezoning. Mr.
Gould noted it was discussed with the applicant as an option. The Board inquired if
there had been any concerns raised to the Staff, given no neighbors were present. Mr.
Gould noted he was not aware of any concerns raised by neighbors. Ms. Van Syckle
noted that she had talked to several neighbors who were in support, one of which she
thought was coming to the hearing.
The Board discussed previous applications for rezoning such as on Walter Street,
Pier Street and Sixth Street. Planning Officer noted that the Comprehensive Plan was a
guidance document for the Board to consider within a public decision making process.
Mr. Bolin moved to recommend approval of the zone change request from Urban
Residence One District to Urban Residence Two District as contained in C.O. # 14-202.
The motion was seconded by Mr. Boothby, and it passed unanimously.
Item No. 3: To amend the Land Development Code by changing part of
a parcel of land located on Bomarc Road from Rural
Residence and Agricultural District to Urban Industry
District. Said part of a parcel of land containing
approximately one-half acre. Bomarc Commercial
Properties, LLC, applicant. C.O. # 14-203.
3
Planning Officer Gould indicated that the applicant had requested that this item
be withdrawn.
NEW BUSINESS
Item No. 4: Stormwater Awareness Presentation.
Brad Moore, Superintendent of the Wastewater Treatment Plant, distributed a
handout to the Board. He explained that the State of Maine has issued the City of
Bangor a Permit for its Stormwater management. As part of that permit, the City is
required to hold informational presentations to update the Planning Board and other
City Boards and staff about the City’s stormwater program. He discussed the difference
between pervious areas and impervious areas and the five urban impaired streams
located in the City. He discussed stormwater methods used in the past such as
detention ponds that they now find do not work very well and noted that there are
other newer methods such as under drain systems and rain gardens that are designed
to soak in water runoff better.
Also, as part of the City’s permit, Staff has been working on mapping the five
impaired streams and will be taking samples within those streams in the future.
Mr. Moore discussed the City’s stormwater utility and how the fee structure was
established to charge property owners for their impervious area. He also noted that
there are things that can be done to minimize these costs (credit) such as installing rain
gardens or updating stormwater runoff systems.
APPROVAL OF MINUTES
Item No. 5: Planning Board Approval of Minutes.
Chairman Sturgeon indicated that the Minutes of the June 3, 2014 meeting were
in order for approval. Mr. Boothby moved to approve the Minutes of the June 3, 2014
Planning Board meeting as presented. Ms. Williams seconded the motion, which passed
unanimously.
There being no further business, the meeting was adjourned at 7:54 p.m.