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HomeMy WebLinkAbout2016-09-20 Planning Board Minutes PLANNING BOARD OF THE CITY OF BANGOR MEETING OF SEPTEMBER 20, 2016 MINUTES Board Members Present: John Kenney, Chairman Julie Williams Charles Boothby Dora McCarthy Chuck LeBlanc, Alternate Member City Staff Present: David G. Gould Peter Witham John Theriault Chairman Kenney called the meeting to order at 7:00 p.m. In the absence of Member Mallar, Chair Kenney noted Member LeBlanc would be voting. PUBLIC HEARINGS Item No. 1: To amend the Land Development Code by changing a parcel of land at 900 State Street from Low Density Residential District to contract Government and Institutional Service District. Said parcel is 6.2 acres in size. Julie Sites, applicant. Chairman Kenney asked the applicant to make a brief presentation of their proposal. Ms. Julie Sites, owner of the property indicated the request was intended to reuse the big house and preserve the property. Sandy Fortin, stated she represented Green Gem who operates a nonprofit center which seeks to preserve the historic property. Claire Ackroyd, a landscape designer noted while some landscape work has been detrimental to the environment, they have embraced a concept where the landscape would be a part of the overall wellness plan. Ms. Ackroyd noted she had done previous work in the gardens originally designed by the Olmsted Brothers. Sandy Cyrus a yoga instructor and schedule coordinator for Green Gem was in support of the concept. 2 Joe Harkins, 62 Meadowbrook Road, an abutting property owner indicated he thought the plan was a good one for the property. He noted he did not have a good deal of background in zoning but found the proposed plan was good. Cindy Conner-Self, 50 Meadowbrook Road, was favorable to the plan and was happy to see the property stay open and provide linkages to nearby trails. Sarah Barnard stated the property reflects Bangor’s development over time. Chairman Kenney asked if there were any present in opposition to the proposed rezoning request. Mr. Al Holzwarth stated he lived at the corner of State Street and Meadowbrook Road for 48 years. He was concerned that the property may become multi-family buildings all uphill of his lot. As the Green Gem becomes more popular it will bring more traffic and noise to the building. He noted the contract conditions provided for other 10,000 square foot structures. Mike D’Errico, 22 Meadowbrook Road, noted people had cited the stand of trees, he recalls when they were planted some years ago. The area is developed as single family homes and more development is not what he would favor. Member Williams noted the contract language allowed for additional buildings. Ms. Sites stated the current zoning, Low Density Residential, will allow many more structures to be built. Planning Officer Gould indicated that the contract rezoning allows the applicant to add additional limitations to the district than would otherwise not appear. The Board will need to make a recommendation to the City Council based on the contract before them. One key element not to be overlooked is the site does contain a valuable historic resource. Chairman Kenney indicated that he understands what the petitioners are requesting but does not feel comfortable at this time with the contract conditions as proposed. Member Williams made a motion to recommend the Council adopt C. O. # 16- 342. Member Boothby seconded the Motion. The Board voted two in favor and four opposed, a recommendation to not recommend the contract zoning change at 900 State Street from Low Density 3 residential to contract Governmental and Institutional Service District – Council Ordinance #16-342. NEW BUSINESS Item No. 2: Final Subdivision Plan 10 unit Developmental Subdivision in a Rural Residence and Agricultural District. Jacky Deng, applicant. Chairman Kenney asked for the applicant or their representative to present the item to the Board. Mr. Jim Kiser, PE indicated that he represented Jacky Deng in this 10-unit developmental subdivision at 1746 Stillwater Avenue in a Rural Residence and Agricultural District. Mr. Kiser noted the plan has made a few adjustments based on the Board’s comments at Preliminary Plan approval. Mr. Kiser indicated the Yard space for group development (165-65); spacing for the units and related setbacks are listed on the Subdivision Plan. Phasing is spelled out which will allow some of the units to be occupied prior to the completion of the second half of the project. The plan now calls for the dry hydrant to be field tested. Mr. Gould noted that being all private utilities, no improvement guarantee is required. The Phasing Plan will allow some units to be occupied prior to the completion of all the improvements being in place. Member Boothby moved to grant Final Subdivision Plan approval. Member Hicks seconded the motion and the Board voted unanimously to grant Final Subdivision Plan approval for Jacky Deng, 10 unit Developmental Subdivision located at 1746 Stillwater Avenue. Item No. 3: Site Development Plan – 570 Main Street in an Urban Service District. Lafayette Bangor, Inc., applicant. Chairman Kenney asked for the applicant or their representative to present the item to the Board. Mr. Danny Lafayette indicated he had purchased this hotel 20 years earlier and due to all the activity downtown approved by the City and Planning Board it has created a parking crunch which adversely impacts the Fireside Inn. As more people come to Main Street their search for parking drives them to any available spot. The Fireside Inn is in the middle of the sweet spot for parking for a number of venues; Hollywood Casino, the Cross Event Center, Waterfront Concerts, etc. This influx of others limits the ability of hotel customers to find and keep a space in the hotel’s lot. 4 Jim Kiser, PE explained the proposed system to separate spaces for the hotel and keep non-hotel guests out. There would be an incoming and outgoing gate which would be activated by an electronic room card. This type system has worked elsewhere. The Board discussed the number of spaces and the handicapped accessible spaces, relative to the proposed restaurant space. Mr. Lafayette noted that nearby hotels with food service have motivated him to provide a breakfast option since Geaghan’s stopping serving breakfast in their restaurant. Mr. Kiser noted that additional handicapped parking could be striped or could be added in plans presently in the works. He did note that additional signage would help keep folks from inadvertently getting into the queue for hotel parking. Mr. Lafayette noted in addition to the hotel guests, there are staffing needs to serve the guests which also need parking on-site. Chair Kenney asked Planner Gould for his input. Mr. Gould noted that Main Street is blessed with a lot of activity, many of the pieces we have been working on for some time are coming together, as such, hotels are full, restaurants are full, and patrons are enjoying events at the Cross Event Center, Hollywood Slots and Waterfront Concerts. Mr. Gould noted it is a reasonable request for the Fireside Inn to request they preserve their parking for their guests. We do understand some of the parking will be tight but we support the Fireside Inn’s attempt to create a workable solution for themselves and their guests. Member Williams made a motion to approve the Site Development Plan for Fireside Inn with the condition that they provide for six ADA accessible parking spaces over the whole site. Member Boothby seconded the motion and the Board voted unanimously to approve the plan for Fireside Inn at 570 Main Street with the condition that the site provide for 6 ADA accessible parking spaces. Item No. 4: Site Development Plan – 1 College Circle, Government and Institutional Service District – Husson University applicant. Ms. Jodi O’Neil indicated she represented Husson University’s application of Site Development Plan Approval to construct three townhouse style buildings for student housing. Each building will have 3 units and each unit will have 4 bedrooms and two baths. The new buildings will be accessed off an extension of an existing drive on the 5 south end of campus. They will provide additional parking and walkways linking the site to the rest of campus. Based on comments from the City Engineer they will construct a small detention pond to mitigate some stormwater flows which leave the campus to a City storm drain system. Member McCarthy asked about the proposed lighting. Ms. O’Neil noted there were two styles, one taller unit for parking lots and another shorter style along the pedestrian walkways, both would use cut-off fixtures and LED fixtures. Planner Gould noted that the plan provides more than enough parking for the units proposed. He also noted while the design is unique and different from older dormitories the housing is strictly for students to live on-campus. Mr. Gould discussed the driveway connection to the University President’s house which is located on Broadway, noting the plan proposes signage that states “Authorized Vehicles Only”. As the new housing encroaches into the space the of the University’s maintenance facilities only minor adjustments are being depicted in the plans. Also in the past the abutting neighbors on Grandview Avenue have been sensitive to the changes which occur adjacent to them. In summary, Mr. Gould noted that this a positive step to modernize the Husson housing stock consistent with what many schools are moving to. Member McCarthy moved to approve the Site Development Plan for Husson University to construct three townhouse style dormitories in a Government and Institutional Service District. Member Boothby seconded the motion and the Board voted unanimously to approve the plan as presented. APPROVAL OF MINUTES Item No. 4: Planning Board Approval of Minutes. Member Boothby moved approval of the September 6, 2016 meeting minutes. Member McCarthy seconded the motion and the Board voted unanimously to approve the Minutes. There being no further items before the Board the meeting adjourned at 8:15 pm.