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.