HomeMy WebLinkAbout2014-08-19 Planning Board Minutes
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PLANNING BOARD OF THE CITY OF BANGOR
MEETING OF AUGUST 19, 2014
MINUTES
Board Members Present: Andy Sturgeon, Chairman
Paul Bolin
Wayne Mallar
Dora McCarthy, Alternate Member
John Miller
John Kenney
Charles Boothby
Julie Williams
City Staff Present: David Gould
Chairman Sturgeon called the meeting to order at 7:00 p.m.
PUBLIC HEARINGS
Item No 1: Conditional Use, Site Development Plan and Site Location of
Development Modification to add two drive-thru lanes to the
existing building at 461 Stillwater Avenue in a Contract Shopping
and Personal Service District. Stillwater Crossing, LLC, applicant.
Chairman Sturgeon opened the Public Hearing and asked the applicant or their
representative to provide a brief overview of their application.
Mr. John Theriault, of James W. Sewall Company, indicated that he represented
Stillwater Crossing LLC. Mr. Theriault provided the Board with an overview of the project. The
applicant was seeking approval for two drive-thru restaurants on each end of the existing
building at the Stillwater Crossing site. Mr. Theriault noted the increase of traffic in the morning
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peak required them to obtain a Traffic Movement Permit from the Maine Department of
Transportation (MDOT). They had a scoping meeting with the City and no additional issues
were raised. MDOT should issue a permit soon.
Mr. Miller asked why the two queue lanes flowed in opposite directions. Mr. Theriault
noted that in order for the service window to be on the driver's side of the car they needed to
be placed on opposite ends of the building. Mr. Miller asked what the anticipated queue length
was. Mr. Theriault noted that the City requires a minimum of 5 spaces and MDOT requires 12
spaces. Mr. Mallar asked how loading at the rear of the building will be handled where it is in
close proximity to the drive thru lanes. Mr. Aaron Shaw, PE of the James W. Sewall Company,
noted that it would be small trucks that would load at that location. Mr. Theriault thought the
off-set peak hours of the drive-thru Dunkin Donuts would work well with the existing retail
stores which do not open until later in the day. Mr. Kenney asked how the Stillwater
Avenue/Drew Lane intersection would operate in the AM Peak hour. Mr. Theriault indicated that
the Level of Service would be D with an additional 30 second delay due to the increased
volumes. Mr. Kenney asked if he had modeled the intersection as if there were a legal left-hand
turn from the ramp. Mr. Theriault indicated he did not.
Mr. Mallar was concerned that the additional traffic movements would create additional
pedestrian conflicts especially where drive-thu customers were directed to loop back around to
the rear drive.
Mr. Kenney noted that the contract zone required the site to be bicycle friendly and have
at a minimum, bicycle racks. Mr. Aaron Shaw was uncertain if a bike rack was included by the
bus shelter/stop.
No one from the audience spoke either in favor of or in opposition to the proposal and
Chairman Sturgeon closed the Public Hearing and asked for staff comments.
Planning Officer Gould indicated that the site was in a contract zone which only allows
for a single curb cut. Given the traffic issues on Stillwater Avenue the contract conditions also
limit the total floor area; they require the site to be served by a bus stop and shelter, pedestrian
access, and bicycle amenities. While the initial approval was for a grocery store, that plan
faltered as the economy grew weak and it was replaced with the Hobby Lobby Store and the
Buffalo Wild Wings restaurant. The third building which was constructed in 2013 remains
unoccupied and hence the request for two drive-thru uses. Planner Gould noted the applicant is
seeking three approvals, Conditional Use, Site Development Plan, and a modification to the Site
Location of Development approval. Mr. Gould noted that the Conditional Use standards really
are not in question as the traffic issue in 165-9 largely deals with impacts on public streets. The
issue appears to be one of Site Plan standard B On-site parking, loading, and access. The
applicant must show that the proposed parking and loading layout, including the appurtenant
drives, turnarounds, maneuvering areas, and on-site travel lanes are arranged in a reasonable
and safe configuration, including the provision for safe pedestrian travel to all on-site uses.
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Mr. Gould noted that the seven members of the Board are the ones to determine if the
application meets the standard, not MDOT or some other engineer. Mr. Gould indicated that the
other retail establishments on the site may change, Buffalo Wild Wings could become a Denny's
and it would not return for your review. The Board should be comfortable that the plans meet
the Site Plan Standards beyond what franchises occupy the site today.
Ms. Williams moved to grant Conditional Use, Site Development Plan and Site Location of
Development Modification approvals to add two drive-thru uses to the existing 10,460 SF
building at 461 Stillwater Avenue with the following conditions that the Site Plan include: 1)
additional signage to direct customers of the drive-thru business safely to the route intended, 2)
bicycle racks at the new drive-thru locations, and 3) signage that would alert pedestrians of
crossing drive-thru traffic. Mr. Boothby seconded the motion and the Board voted unanimously
to approve Stillwater Crossing's applications.
Item No. 2: Conditional Use and Site Development Plan approvals to
construct a 9,600 square foot garage addition for automobile
service use at 1281 Hammond Street in a General Commercial and
Service District. TBA, Inc., applicant.
Chairman Sturgeon opened the Public Hearing and asked the applicant or their
representative to provide a brief overview of their application.
Mr. Fred Marshall, of Plymouth Engineering, indicated that he represented TBA Inc. Mr.
Marshall provided the Board with a history and overview of the project. The original approval
was in 2002 when they constructed a 7,128 SF building for retail auto service. In 2008 the plan
was amended by adding 15,800 SF of outdoor storage. The product line has expanded and the
existing temporary storage trailers will be replaced by a new building. Mr. Marshall indicated
they were hopeful they had addressed all the issues raised by the Planning Office.
As no one spoke either in favor of or in opposition to the request, Chairman Sturgeon
closed the Public Hearing and asked for Staff comments.
Planning Officer Gould noted that the application was for an expansion of the retail auto
service use which is a conditional use in the District. A number of issues related to the site were
correcting site elements which were not consistent with the approved plan. The Planning Staff
has no concerns with the Standards for Conditional Uses (165-9).
Mr. Gould further indicated that Mr. Marshall had addressed all the Planning Staff's items
dealing with lighting, parking, buffer yards in an updated plan submission earlier in the day.
Staff recommended Conditional Use and Site Plan approvals.
Mr. Miller moved to grant Conditional Use and Site Development Plan approval to TBA
Inc. Mr. Boothby seconded the motion which carried unanimously.
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APPROVAL OF MINUTES
Item No. 3: Planning Board Approval of Minutes.
Chairman Sturgeon called for a motion on the Minutes of the August 5, 2014 Meeting.
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Mr. Boothby moved approval of the Minutes of August 5, as written. Member Williams
seconded the motion which carried unanimously.
The meeting was adjourned at 8:18 p. m.