Loading...
HomeMy WebLinkAbout2015-08-18 Planning Board Minutes PLANNING BOARD OF THE CITY OF BANGOR MEETING OF AUGUST 18, 2015 MINUTES Board Members Present: Paul Bolin, Chairman Charles Boothby Wayne Mallar Dora McCarthy John Miller Pete Parizo, Alternate Member Julie Williams City Staff Present: David Gould Peter Witham Chairman Bolin called the meeting to order at 7:00 p.m. In the absence of Board Member Kenney, Alternate Member Parizo was asked to vote. PUBLIC HEARINGS Item No. 1: To amend the Land Development Code, Chapter 165-112 C. – Submittal Requirements. To Institute a Pre- application meeting for major projects. City of Bangor, applicant. C.O. # 15-278. Chairman Bolin opened the Public Hearing and Planning Officer David Gould provided the Board with an overview of the proposed amendment. The amendment seeks to formalize a step in the Staff review process whereby various Departments and utility service providers would meet with applicants and designers prior to their submission of an application to preview any potential issues. Mr. Gould noted the intent is to avoid eleventh hour changes in plans or key details not being addressed until after the Board's review. 2 Chairman Bolin noted the step could help in smoothing out the details before applications get in front of the Board. Member Miller asked if this would end last minute changes to address Staff concerns. Mr. Gould noted that it may help, but it's really more focused on bigger issues. No one from the audience spoke either in favor of or in opposition to the proposed zoning amendment. Chairman Bolin closed the Public Hearing and asked for a motion. Member Boothby moved to recommend that the proposed amendment to the Land Development Code as contained in Council Ordinance 15-278 be passed by the City Council. Member Williams seconded the motion and the Board voted unanimously to recommend that C.O. 15-278 be adopted. NEW BUSINESS Item No. 2: Site Development Plan approval of a 26-space parking lot addition located at 1010 Stillwater Avenue in a General Commercial and Service District. Stillridge, LLC, applicant. Ms. Williams indicated that she had a conflict of interest as ERA Dawson is representing one of the parties who may benefit from this. Mr. Boothby moved that Member Williams had a conflict of interest. Mr. Miller seconded the motion. The Board voted 6 to 0 in favor of the motion. Oscar Emerson, Downtown to Earth Professional Land Services, represented the applicant who is requesting approval of a 26-space parking lot addition. He discussed the various items on the Site Development Plan. He noted that they had originally wanted to use the existing stormwater system on the site but due to changes in stormwater requirements a new bio retention system has been designed to provide for both quality and quantity of stormwater. Mr. Emerson indicated that he felt that the plan as proposed met the standards for Site Development Plan approval. Mr. Emerson noted that Staff had pointed out that he had placed landscaping within the Stillwater Avenue right-of-way. He indicated that he would submit amended plans to remove this. Mr. Mallar asked if there was supposed to be a buffer on the side of the lot on Kittredge Road. Mr. Emerson indicated that at one time there was landscaping approved for this area of the site. Because access to Kittredge Road was through this site and because Kittredge Road has since been relocated, when this road is abandoned there won’t be a need for this landscaping. 3 Mr. Mallar asked if there would still be an access way from the parking lot onto Kittredge Road. City Engineer John Theriault indicated that once the access is discontinued, the property will be divided through the center line and go to the abutting property owners. Mr. Mallar asked if the landscaping proposed to be moved along Stillwater Avenue would have any effect upon the drainage in that area and if the type of buffer would be changed. Mr. Emerson indicated that it will not change as it will be moved inside of the right-of-way line. Planning Officer Gould indicated that this is a request for Site Development Plan approval to expand the parking at 1010 Stillwater Avenue. This project goes back to 2001 when the applicant received approval to build the entire 40,154 sq. ft. building with site improvements. At that time the applicant also received a Maine Department of Transportation Traffic Permit and a State Permit for the project. Subsequently, because only half of the building was constructed the applicant later came back before the Board for approval of the remaining half of the building in 2005. In 2008, when the Wal-Mart was built there was concern that there would be a “five legged intersection.” Mr. Ellis gave the City an agreement that would allow traffic going to Kittredge Road to go through this site with the understanding that in the future Kittredge Road would be relocated on Stillwater Avenue. That has since been done and public access through this site has stopped. In regard to the buffer along Kittredge Road, the City gave Mr. Ellis an easement to place the buffer in the right-of- way. Mr. Gould indicated that Staff noted that a truck would have a great deal of difficulty exiting the proposed loading zone and the applicant should address this. Ms. McCarthy moved to approve the Site Development Plan for Stillridge, LLC at 1010 Stillwater Avenue. Mr. Boothby seconded the motion. The Board voted 5 to 1 in favor of the motion. Item No. 3: Site Development Plan approval to construct an employee parking lot and outdoor recreation paved area located at 615 Odlin Road in a Contract Urban Industry District. BCE Properties, LLC, applicant. Fred Marshall with Plymouth Engineering represented the applicant. He explained that this request is for approval of an employee parking lot and outdoor recreation paved area located at 615 Odlin Road. Mr. Marshall gave a history of the reuse of this building and explained the elements of the site plan. Planning Officer Gould indicated that the applicant is requesting Site Development Plan approval to create two parking lot expansions. One is of a former New England Telephone pole yard (36 spaces) and the second parking area is 47 new spaces at the rear of the building. Given the large size of this parcel the additional 4 impervious area results in limited impact on the overall Impervious Surface Ratio (ISR) at .46 where .7 is allowed. The net increase of impervious surface will not cause a significant change in runoff. Mr. Gould noted that the City Engineer has reviewed the plans and has no concerns. The stormwater management system appears to be adequate for the proposed changes. The plans as presented are in order and Staff recommended approval. Mr. Miller moved to approve the Site Development Plan to construct an employee parking lot and outdoor recreation paved area located at 615 Odlin Road in a Contract Urban Industry District for BCE Properties, applicant. Mr. Boothby seconded the motion. The Board voted 7 to 0 in favor of the motion. APPROVAL OF MINUTES Item No. 4: Planning Board Approval of Minutes. Chairman Bolin indicated that the Minutes of the August 4, 2015 meeting were in order for consideration. Mr. Boothby moved to approve the Minutes of the August 4, 2015 meeting. Ms. Williams seconded the motion. Chairman Bolin abstained as he was not present at the meeting. The Board voted 6 to 0 in favor of the motion. Other Business Assistant City Solicitor Paul Nicklas discussed a Memo he had forwarded to the Board regarding an ordinance amendment for landscaping businesses in the Rural Residence and Agricultural District (RR & A). Mr. Nicklas indicated that this had previously been before the Planning Board as a zoning ordinance amendment and was ultimately indefinitely postponed by the City Council. Staff has taken all of the comments from the various boards and neighboring property owners and is working on another amendment to the RR & A. Mr. Nicklas indicated that he was seeking the Board’s input. Some Board Members discussed possibly adding snowplowing businesses to the list especially for those who have many vehicles that would be repaired on site and all hours of the night. Other Board Members were concerned about restricting the smaller owner-operator snowplowing person that has a home operation from being able to operate his business from his home. There being no further items for discussion, the meeting was adjourned at 7:56 p.m.