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HomeMy WebLinkAbout2015-11-03 Planning Board Minutes PLANNING BOARD OF THE CITY OF BANGOR MEETING OF NOVEMBER 3, 2015 MINUTES Board Members Present: Paul Bolin, Chairman John Miller John Kenney Wayne Mallar Julie Williams Dora McCarthy Pete Parizo, Alternate Member City Staff Present: David Gould John Theriault Chairman Bolin called the meeting to order at 7:00 p.m. Noting the absence of Member Boothby, Chairman Bolin indicated that Alternate Member Parizo would be voting. CONSENT AGENDA Mr. Mallar had a question concerning Item No. 3. - Bangor School Department’s 816 square foot storage building. Mr. Mallar asked if the School Department still had plans to complete the project as originally planned. Mr. Alan Kochis, from the Bangor School Business Office, indicated that the school still had plans to complete the locker rooms and storage space at Cameron Stadium. 2 Mr. Miller asked Planner Gould to summarize the changes in the Kushi Realty project. Mr. Gould noted that the applicant decided to eliminate the drive-thru window from the restaurant as it required additional buffers and restricted available parking on the site. In addition, the new plan proposes to pipe stormwater through the site in lieu of an open channel as previously proposed. With those clarifications, Chairman Bolin asked for a motion. Ms. Williams moved to approve the Consent Agenda. Mr. Kenney seconded the motion. The Board voted unanimously to approve the Consent Agenda. The items approved are as follows: Item No. 1: Site Development Plan approval to add 2,000 sq. ft. of parking expansion (7 spaces) at 585 Broadway in a Shopping and Personal Service District. The Salvation Army, applicant. Item No. 2: Site Development Plan approval to construct a 5,125 sq. ft. restaurant and associated parking at 1100 Hammond Street in a General Commercial and Service District. Kushi Realty Group, LLC, applicant. Item No. 3: Site Development Plan approval to construct an 816 square foot storage building at 304 Garland Street in a Park & Open Space and Government and Institutional Service District. Bangor School Department, applicant. NEW BUSINESS Item No. 4: Site Development Plan approval to construct six self- storage buildings totaling 17,280 square feet at 230 Bomarc Road, Bomarc Commercial Properties, LLC Mr. Kenney indicated that he may have a conflict as he is employed by WBRC, the engineers for the project. Ms. McCarthy made a motion that Mr. Kenney had a conflict of interest. Ms. Williams seconded the motion, and the remaining Board Members voted unanimously in favor of the motion that Mr. Kenney had a conflict and that he be excused. Chairman Bolin asked the applicant to make a brief presentation of the project. Mr. Paul Brody, of WBRC representing the applicant, explained that this is a request for approval of six new self-storage buildings. Mr. Brody provided the Board 3 with the history of the project. The environmental consultants found a potential vernal pool on the property so the development will proceed as if it’s a “significant vernal pool.” Next spring the consultants can verify if it’s significant. The site will utilize porous pavement to manage stormwater treatment. The plan proposes a buffer between the storage buildings and the mobile home park. Chairman Bolin asked for Staff comments. Planning Officer Gould noted that the application was to add additional buildings to the self-storage facility on Bomarc Road. The Staff did not place this item on the Consent Agenda because it immediately abuts the Birch Hill Estates Mobile Home Park and many residents had questions about the new project. Mr. Gould noted that in the 1960’s the military developed a missile system that was located at the site. The rapidly changing technology made the site obsolete soon after it was constructed and the military no longer had a use for it. Given the unique development, the City provided the site with a great deal of flexibility of use in the former military buildings. In the beginning the site was quite remote but as time moved on, the surrounding properties were developed residentially such that soon the industrial site would be surrounded by low density housing. Conflicts began to occur between industrial activity and truck traffic on the shared roadways. Self-storage of the type proposed is a very good use for this location as the buildings are relatively small, they have a limited amount of traffic generation, and they do not require extensive utility service. For many years the mobile home park has been at the edge of this wooded site. While the mobile home park has specific standards for a vegetated buffer around the park, the woods have served as that buffer. Now the adjacent property is being developed and there is a concern that a buffer be provided. The applicant has proposed a buffer of existing vegetation on their side of the property. The mobile home park should also have a buffer around the park boundary. Mr. Mallar asked Planner Gould what would happen if the existing vegetation were to die or be removed. Mr. Gould noted that a buffer of existing vegetation is no different than one which is planted. The applicant has an obligation based on the approved plan that it remain present to the extent required by the Code. Generally existing vegetation is a better buffer as it’s established and likely larger than new planting stock. However, sometimes disruption around the existing vegetation can cause losses. The approved plan then would direct the applicant to provide additional plants to meet the minimum requirements of the buffer yard required. Mr. Maurice Landry indicated that he lives in the mobile home park and is familiar with the wooded area where the self-storage buildings would be constructed. Being a former military property there was potential that there may be waste 4 materials onsite of a potential hazardous nature. Mr. Landry asked the Board how might such occurrences be prevented and controlled. Chairman Bolin asked Planner Gould if he could address this type of event. Mr. Gould noted that while somewhat out if his area of expertise, in similar situations when hazardous substances are discovered then the applicant and their contractors notify the Department of Environmental Protection such that specific protocols can be followed based on what is uncovered. Mr. Brody noted that the construction contract would specify that the contractor follow applicable State and Federal guidelines should such an event happen. Ms. McCarthy moved to grant Site Development Plan approval. Ms. Williams seconded the motion and the Board voted unanimously to approve the Site Development Plan for Bomarc Commercial Properties, LLC to construct six self-storage buildings at 230 Bomarc Road in an Urban Industry District. APPROVAL OF MINUTES Item No. 4: Planning Board Approval of Minutes. Ms. McCarthy moved to approve the Minutes of the October 20, 2015 meeting. Mr. Miller seconded the motion, which passed unanimously. Mr. Mallar noted that follow-up on Board approved projects appears to be lacking. The Board conditioned the last approval (Hannaford to Go) to be compliant with its originally approved landscaping. The site appears to need a lot of work. Mr. Mallar noted that the Board should review options to insure better compliance. Planning Officer Gould noted that with existing workloads some elements are not seen as high priorities. The Staff and the Board have a good opportunity to revisit those issues when a project returns to the Board for a change or new approval. The recent Stillwater project is a good example of many deficient elements being addressed through the new owners and Planning Board input. There being no further items for discussion, the meeting was adjourned at 7:20 p.m.