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HomeMy WebLinkAbout2015-09-01 Planning Board Minutes PLANNING BOARD OF THE CITY OF BANGOR MEETING OF SEPTEMBER 1, 2015 MINUTES Board Members Present: Paul Bolin, Chairman John Miller Charles Boothby Dora McCarthy John Kenney Wayne Mallar City Staff Present: David Gould Paul Nicklas Steve Bolduc John Theriault Peter Witham Chairman Bolin called the meeting to order at 7:00pm PUBLIC HEARINGS Item No. 1: To amend the Land Development Code by changing part of a parcel of land located at 22 Cleveland Street from a Government and Institutional Service District to a Shopping and Personal Service District. Said part of a parcel containing approximately 1.823 acres. City of Bangor and John Karnes, applicants. C.O. # 15-291. Chairman Bolin opened the Public Hearing and asked the applicant to make a brief presentation. 2 Mr. Steve Bolduc of the City's Economic Development Office indicated the rezoning application is to allow this property to be reused as a hotel. The property was previously owned by the Maine Air National Guard as housing and then as temporary quarters, as needed. Since that time, they have developed new quarters and the City is seeking a reuse of the building. Mr. John Karnes noted that he often hears of people looking for short term rental accommodations. It is his intention is to develop a 42 unit extended stay hotel at this site. There were no other proponents or opponents to the rezoning request. Chairman Bolin closed the Public Hearing and asked for Staff comments. Planning Officer Gould indicated that the request is to facilitate the reuse of the Pine Tree Inn as a hotel. The Shopping and Personal Service District zoning has the least impact of the commercial zones that allow for a hotel. The City's deed will include other limitations to prohibit auto service, drive in businesses, outdoor storage and display uses. The Comprehensive Plan has always envisioned the expansion of the Maine Business Enterprise Park. This building is currently available but we anticipate more discussion on the surrounding City property in the future. Mr. Mallar asked if the rezoning could be a contract zone and not require a public street. City Engineer John Theriault told the Board the acceptance of this portion of Cleveland Street would go before the City Council at their next regular meeting. Planning Officer Gould explained that hotels are not allowed in G&ISD although they do not have a minimum lot area. Mr. Boothby made a motion to recommend the proposed rezoning to the City Council. Mr. Kenney seconded the motion. The Board voted six in favor and none opposed to recommend that the City Council approve the rezoning from Government and Institutional Service District to Shopping and Personal Service District as contained in C.O. # 15-291. Item No. 2: Conditional Use/Site Development Plan 340 Kittredge Road – Hallie Tyler Conditional Use and Site Development Plan approvals for a proposed kennel use (doggie daycare/grooming) located at 340 Kittredge Road in a Rural Residence and Agricultural District. Hallie Tyler, applicant. 3 Chairman Bolin opened the Public Hearing and asked for a presentation by the applicant. Ms. Hallie Tyler explained that she wishes to relocate her existing doggie daycare/grooming business (which is also located on Kittredge Road) to this location. Mr. Eric Tyler also spoke in favor. He indicated that the site is that of a former flagging business. They have cleaned up the site which was rather unsightly, there will be no signage for the business, and he did not feel that the use would increase traffic on Kittredge Road. Planning Officer Gould indicated that this is a request for Conditional Use and Site Development Plan approvals for a doggie daycare/grooming facility located at 340 Kittredge Road. The applicant has provided onsite parking spaces, as well as, a loading zone. The use meets the conditional use criteria for the Rural Residence and Agricultural District and the four conditional use standards of the Land Development Code. Chairman Bolin asked for comments from proponents. Ms. Lanie Abbott told the Board that her dog attends the Canine Camp and that she was representing many of the other clients who were also present at the meeting. They all were in support as they feel that the applicant has a well run facility. Tricia Quirk spoke in favor of this application and indicated that her dogs also attend Canine Camp. She said that Ms. Tyler’s facility is a very well run and she takes very good care of the dogs. As no one else spoke, Chairman Bolin closed the Public Hearing. Mr. Miller moved Conditional Use and Site Development Plan approval. Mr. Boothby seconded the motion and the Board voted unanimously to approve the Conditional Use and Site Development Plan to operate a kennel at 340 Kittredge Road in a Rural Residence and Agricultural District. Item No. 3: Preliminary Subdivision Plan approval of a 33-lot residential subdivision located off of Rolling Meadow Drive in a Low Density Residential District. Hampden Home Builders, applicant. Jim Kiser, P.E., with Kiser and Kiser, explained the preliminary subdivision plan for the proposed 33-lot residential subdivision adjacent to Rolling Meadows Subdivision. The lots range in size from 14,000 sq.ft. to 75,000 sq. ft. While the homes will be individually owned, there will be a Homeowners Association for the Maintenance and care of the public areas within the subdivision. Some of the homes will be built on slabs while some will have daylight basements. Mr. Kiser discussed the proposed stormwater management. He indicated that the proposed street will be built to City standards and transferred to the City as a public street. 4 Tricia Quirk and Stan MacMillan, the applicants, were also present. Mr. Mallar asked how they could make an owner belong to the Homeowner’s association. Mr. Kiser indicated that it will be part of the owner’s deed. There will be a guarantee that the association will continue as the owner will be deeded vested interest. Planning Officer Gould noted details in the Staff Memorandum regarding lot dimensions on some of the lots, there were some power pole symbols missing, there should be some consistency in the plan set regarding the street name and it’s reference, and the applicant should address a 20-foot buffer easement at the rear of the lots abutting the cemetery property as was indicated on the initial Rolling Meadows Subdivision. Mr. Gould noted that the City Engineer reviewed the plans and finds them to be satisfactory. However he had questions regarding stormwater design details, sewer design details, and minimum road grades. Mr. Miller asked if the abutting cemetery was notified of the proposed subdivision. He noted that the area has existing water problems and asked that the applicant provide for a buffer between this lot and the cemetery land. Mr. Kiser indicated that the applicant would be happy to send a notice to the cemetery owner if it had not already been done. As no one else spoke, Chairman Bolin asked for a motion. Mr. Kenney moved to approve the preliminary subdivision plan for Hampden Home Builders for a 33-lot residential subdivision located off of Rolling Meadow Drive in a Low Density Residential District. Mr. Boothby seconded the motion which passed by a vote of six in favor and none opposed. NEW BUSINESS Item No. 4: Transfer approval of Site Location of Development Permit for Birch Hill Estates Mobile Home Park at 181 Birch Hill Estates. Birch Hill Estates, LLC, applicant. Attorney Andrew Hamilton with Eaton Peabody explained that this is a request to transfer the Site Location of Development Permit for Birch Hill Estates Mobile Home Park to Birch Hill Estates LLC who is purchasing the property. Mike Longo, President of Grant Trailer Sales, Wayne Wright the purchaser of the mobile home park, and Shelly Lizotte, engineer in support of the project were also present to answer questions. Planning Officer Gould explained that this is a request for a transfer of a Site Location Permit to transfer the approvals of the Birch Hill Estates Mobile Home Park to Birch Hill Estates LLC. All of the financial, technical, ownership, state, corporation, and notice details of the transfer application have been provided by the applicant. 5 Ms. McCarthy moved to approve the Transfer of the Site Location of Development License from Grant Trailer Sales to Birch Hill Estates LLC. Mr. Miller seconded the motion. The Board voted unanimously to approve the License transfer. Item No. 5. Site Development Plan approval of additional parking and site improvements at 700 Main Street in an Urban Industry District. The Webber Group, applicant. Mr. Kenney indicated that he had a conflict of interest as he is employed by the firm that prepared the plans for this application. Mr. Boothby moved that Mr. Kenney has a conflict of interest. Mr. Miller seconded the motion. The Board voted five in favor and none opposed. Mr. Paul Monyok, with WBRC Architects-Engineers, explained the Site Development Plan. He indicated that presently there is parking along Main Street in the public right-of-way. The applicant is proposing to provide parking on the site. They are also proposing to reduce the width of the driveway entrances on Main Street as per discussions with City Engineer John Theriault. Planning Officer Gould indicated that the applicant is requesting Site Development Plan approval to reuse this former fuel and maintenance facility at 700 Main Street for office space use. The site plan before the Board refurbishes the site by removing old pavement and replacing it with new pavement. Converting the space into office space requires creating additional parking spaces and the site is large enough so that the applicant can create this additional parking. Mr. Mallar had questions regarding buffers and felt that an upscale office facility needed plantings. Mr. Miller moved to approve the Site Development Plan for the Webber Group at 700 Main Street. Mr. Boothby seconded the motion. The Board voted four in favor and one opposed to the motion. APPROVAL OF MINUTES Item No. 6: Planning Board Approval of Minutes Chairman Bolin noted that there were no minutes for consideration at this time. Other Business There being no further items for discussion, the meeting was adjourned at 8:00 p.m.