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HomeMy WebLinkAbout2015-06-16 Planning Board Minutes (2) Bangor Planning Board Findings & Conclusions RE: Application of TJS Realty LLC DATE: Hearing – June 16, 2015 Findings Issued – July X, 2015?? The application of TJS Realty, LLC and Paradis Realty LLC for Conditional Use, Site Development Plan and Developmental Subdivision Plan approvals to construct one duplex building, 4 four-unit buildings, and 6 six-unit buildings for a total of 54, two- story single-family attached residential units (Chapter 165, Section 165-99 D (1)) located off of Greenfield Avenue and Grandview Avenue in a Low Density Residential District came before the Bangor Planning Board on June 16, 2015. The Planning Board hereby issues these Findings & Conclusions, for the reasons contained herein, the applications for Conditional Use, Site Development Plan and Developmental Subdivision Plan approvals are approved. Planning Board Members present at the June 16, 2015 hearing were Chairman Paul Bolin, Member Julie Williams, Member John Kenney, Member Charles Boothby, Member Wayne Mallar and Alternate Member Pete Parizo. Present for the June 16, 2015 hearing in support of the applicants were Attorneys P. Andrew Hamilton and Jonathan Pottle with Eaton Peabody, the applicants Joseph Simpson and Ashley Simpson, TJS Realty, Inc., Traffic Engineer Thomas Gorrill with Gorrill Palmer, Engineer Travis Noyes with CES, Inc., and Attorney Edmond Bearor. No members of the public participating in the Public Hearing spoke in favor of the proposed project. Members of the public participation in the Public Hearing in opposition to the proposed project included Alan Hunter, 20 Greenfield Avenue, Matei Ilina, 5 Greenfield Avenue, Anne-Marie Stroian, 5 Greenfield Avenue, Ray Michaud 1026 Essex Street, Terri Baxter, 21 Labarca Lane, and Chris Partridge 986 Essex Street. List of items submitted by applicant in support of application Application for Site Development Plan, Conditional Use and Developmental Subdivision Plan. List of items submitted into the record at the Planning Board Public Hearing: Findings Conclusions Specific conditions use standards of the Low Density Residential District: a. Article XVI, Land Development Permit, describes the process of an application for a Site Development Plan and a Conditional Use. The Board may grant approval of a Conditional Use if it meets four Standard Conditions in § 165-9 that are: (1) The development standards and use conditions of the district in which the property in question is located have been complied with. Conditional uses, which also require a variance of development or other standards, shall not be granted. It was the conclusion of four of the Board Members that this standard has been met. (2) The proposed use will not create unreasonable traffic congestion or hazardous conditions on contiguous or adjacent streets. (3) The proper operation of the conditional use will be ensured by providing and maintaining adequate and appropriate utilities, fire protection, drainage, parking and loading, and other necessary site improvements. (4) The proposed use, although not appropriate for every site in the zone, is appropriate for the location for which it is sought because the proposed use will conform to the general character of the development in the immediate area as to architectural style, building bulk and extent and intensity of site use. As to architectural style, the applicant must show that the proposed structure conforms to the exterior façade, rooflines, shape and materials used on buildings in the immediate area. As to building bulk, the applicant shall cause his/her proposed building to conform to the height and existing ratio of land area to building area for other properties in the immediate area. For purposes of this chapter, the term “immediate area” shall include all properties located within the same block and within 500 feet of the site of the proposed use. Reasons Stated for Board Approval of TJS Realty application