HomeMy WebLinkAbout2014-11-18 Planning Board Minutes
PLANNING BOARD OF THE CITY OF BANGOR
MEETING OF NOVEMBER 18, 2014
MINUTES
Board Members Present: Andrew Sturgeon, Chairman
Paul Bolin
Charles Boothby
Wayne Mallar
Julie Williams
Dora McCarthy, Alternate Member
City Staff Present: David Gould
John Theriault
Jen Boothroyd
Chairman Sturgeon called the meeting to order at 7:00 p.m. In the absence of
Members Miller and Kenney, Chairman Sturgeon asked Alternate Member McCarthy to
join the voting members.
CONSENT AGENDA
Member Boothby made a motion to approve the Consent Agenda. Member
Williams seconded and the Board voted unanimously to approve the Consent Agenda.
The item approved is as follows:
Item No. 1: Site Development Plan approval to construct a 210 sq. ft.
addition for construction of an elevator and bathrooms at
120 Park Street in a Downtown Development District.
Unitarian Universalist Society of Bangor, applicant.
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PUBLIC HEARINGS
Item No. 2: Conditional Use and Site Development Plan approvals
to demolish part of the building, construct a new addition,
and to divide the building into two retail use spaces, one
with 28,260 sq. ft. and one with 94,368 sq. ft. with retail
auto service and gasoline sales uses at 164 Longview
Drive in a General Commercial and Service District.
Longview Plaza, LLC and BJ’s Wholesale Club, Inc.,
applicants.
Chairman Sturgeon opened the Public Hearing and asked for the applicant or
their representative to provide the Board with an overview of the project and
application compliance.
Mr. Andrew Hamilton, Esquire, represented Longview Plaza, LLC and BJ's
Wholesale Club, Inc. Attorney Hamilton reviewed the project's applicable permitting
requirements noting the site was exempt from Site Law permitting because it was
located in a subdivision approved by the City of Bangor under delegated authority as
a Site Law subdivision. The project would redevelop the former Home Depot building
with essentially no change in the total impervious coverage. The addition of gasoline
sales and the installation of automotive tires and batteries both would require
conditional use review under the City's Land Development Code. Mr. Hamilton
introduced several agents and professional support staff that had worked on the
project.
Mr. Fred Marshall of Plymouth Engineering reviewed the basic elements of the
site plan. He indicated that parking has been reduced from the former arrangement
but still provides 488 spaces well in excess of the 407 spaces required. New loading
zones have been added at the north end of the building and the loading area at the
south end has been consolidated to two spaces for the new retail tenant. Mr. Marshall
noted the basic building will not change other than some cosmetic surface
treatments. The stormwater will continue to be handled by the two wet ponds at the
front of the site.
Member Mallar asked if there would be specific parking for those seeking
automotive service. Mr. Patrick Netreba of BJ's facilities noted that there were three
spaces designated for auto service parking. Mr. Mallar noted that should customers
bring their car in the morning and pick it up at the end of the day three spaces seem
low. Mr. Netreba indicated if there is additional demand the cars will be located in
the main parking area closest to the auto service bays. Mr. Mallar asked if there
would be any handicap parking located in close proximity to the retail space. Mr.
Marshall noted that they had provided the required number of handicap accessible
spaces at the front of the parking field by the building.
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Mr. John Dzwonczyk, PE, noted that he oversaw the permitting for the proposed
retail gasoline sales with various state agencies and NFPA 30A Codes. Member Mallar
asked if Mr. Dzwonczyk was aware of the propane relocation. Mr. Dzwonczyk noted
so long as the location met the applicable setback standards of the Fire Codes (25
feet) he was not concerned.
Mr. Tom Gorrill, PE, of Gorrill Palmer indicated that he had prepared the traffic
impact analysis of the proposed BJ's Wholesale Club and associated retail space. Mr.
Gorrill indicated that before Home Depot closed Gorrill-Palmer had conducted traffic
counts to measure trip generation at the site. When comparing the existing volumes
of the permitted Home Depot site with the projected volumes of the BJ's Wholesale
Club they were slightly less than existing. Mr. Gorrill felt the estimated traffic numbers
were conservative. In discussions with the City Engineer’s Office and the MDOT
everyone agreed that no increase of traffic was expected over the prior Home Depot
facility, and as such, no MDOT Traffic Movement Permit would be required.
Member Mallar inquired why the plans sent to the Board did not match those
being presented by the applicant. Planning Officer Gould noted that the Civil
Engineers altered a few elements of the plan which the City received on Friday after
the Staff Memorandum and materials had been sent to the Board. The changes noted
were the relocation of the propane refilling station to a spot closer to the building and
the addition of 13 parking spaces on the southern end of the building.
Mr. Mallar asked what would become of the existing retaining wall by the
loading dock. Mr. Marshall noted it would have to be removed and reconstructed.
Member Mallar indicated that it is hard for him to review changes that are not
included in the plans he received.
Chairman Sturgeon closed the Public Hearing and asked the Board if they had
any questions or concerns.
Member Boothby indicated that he felt the applicant had done a thorough job
and was happy to see a use for the former Home Depot.
Member Bolin moved to grant the applicant Conditional Use and Site
Development Plan approvals. Member Williams seconded the motion. The Board
voted unanimously to approve the Conditional Use and Site Development Plan for
Longview Plaza, LLC and BJ’s Wholesale Club, Inc., applicants.
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Item No. 3: Conditional Use, Site Development Plan and Planned
Group Development approvals to construct a 5,400 sq. ft.
restaurant building with a drive-thru located at 1100
Hammond Street in a General Commercial and Service
District. Kushi Realty Group, LLC, applicant.
Chairman Sturgeon opened the Public Hearing and asked for the applicant or
their representative to provide the Board with an overview of the project and
application compliance.
Mr. Jeff Allen, PE indicated he represented Kushi Realty Group, LLC. The
proposal is to construct a 5,400 square foot restaurant with drive-thru window service
next to the existing Motel 6. The restaurant will share the existing entrance drive with
the motel. Both the motel and the restaurant will have their own parking but may
occasionally share some spaces. Mr. Allen noted they have reviewed the relocation of
the drainage easement with MDOT which finds it an acceptable plan. The DEP has
approved the related wetland fill. The traffic impact analysis has been completed and
has just been sent to MDOT for review. Mr. Allen noted the stormwater design will
treat all the new impervious area plus a small portion of the existing motel parking.
Planning Officer Gould noted that the Board previously reviewed the division of
the property into two parcels with related PGD and MDOT permitting to be completed.
As was noted, there are remaining details to be completed. At this point in time the
specific restaurant is undetermined but the permitting accommodates a drive-thru
window. An elevation drawing was provided to allow the Board to evaluate the
architectural elements of 165-9 (4).
Chairman Sturgeon asked if there were any other proponents or opponents to
the proposed project.
Gibran Graham indicated that he was concerned about any additional traffic
attempting to enter or exit the site especially if it attempts to make a left-hand turn
across traffic. This is difficult as cars must merge from two lanes to one by Hammond
Lumber.
City Engineer Theriault noted that there is a center turn lane which should
afford some refuge for turning traffic to get out of the flow of west bound thru
movements. He also noted that while the traffic data shows some accident issues at
the intersection, the segment from the motel to the industrial park does not indicate a
high level of accidents. Mr. Theriault also noted some other improvements are slated
for 395.
The Board discussed the level of service for the site, the pending MDOT
review, and the timeline for construction. Member Williams was satisfied that the
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traffic analysis showed fairly decent levels of service at the site driveway. She moved
to grant Conditional Use approval, Site Development Plan approval, and Planned
Group Development approval with the conditions that the Applicant provide Staff with
an executed copy of the PGD document and that MDOT signs off on a relocated
drainage easement (a copy to be provided to City Staff). Member Boothby seconded
the motion and the Board voted 5 in favor and 1 opposed to approve the Conditional
Use and Site Plan as presented and Planned Group Development approvals to
construct a restaurant with the conditions noted above, for Kushi Realty Group, LLC,
Applicant.
APPROVAL OF MINUTES
Item No. 4: Planning Board Approval of Minutes.
Chairman Sturgeon indicated that the Minutes of the November 4, 2014 meeting
were ready for consideration. Member Boothby moved to approve the Minutes of the
November 4, 2014 meeting. Member Bolin seconded the motion. The motion carried
unanimously.
Other Business
Member Mallar indicated that he felt that when new materials are received from
the applicant the Board should be notified as soon as possible. Mr. Gould noted that
other than elements noted in the Memorandum to be corrected Staff does not have
time to review changes to larger projects on the fly. The Planning Staff is open to
providing the Board with as much of the actual submittals as they want. Member
Williams asked if when there were changes after the Memorandum is sent out if the
Board be notified. Mr. Gould indicated that should not be a problem but the Office
would still urge applicants to avoid unforeseen changes after Staff had made its
review. At some point, the Board and the public need to be assured the elements of
the plan to be reviewed are no longer dynamic.
There being no further item for discussion, the meeting was adjourned at 8:07
p.m.