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HomeMy WebLinkAbout2017-01-17 Planning Board Minutes PLANNING BOARD OF THE CITY OF BANGOR MEETING OF JANUARY 17, 2017 MINUTES Board Members Present:John Kenney, Chairman Pete Parizo Charles Boothby Nelson Durgin Phyllis Guerette ChuckLeBlanc, AlternateMember City Staff Present:David G. Gould John Theriault ELECTION OF OFFICERS Planning Officer David Gould opened the meeting and welcomed two new members to the Planning Board, Nelson Durgin and Phyllis Guerette. Mr. Gould indicated the first order of business for the Board after new members are seated is to have an election of officers for 2017. Mr. Gould asked for nominations for Chairperson. Member Boothby nominated Member Kenney for Chairman. Member LeBlancseconded the nomination There were no other nominations and the Board voted unanimously to elect John Kenney as Chair of the Planning Board for 2017. Mr. Gould asked for nominations for Vice Chairperson. Member Parizonominated Member Boothbyfor Vice Chairman. Member Kenney seconded the nomination There were no other nominations and the Board voted unanimously to elect Charles Boothby as Vice Chair of the Planning Board for 2017. 2 CONSENT AGENDA Chair Kenney reviewed the Consent Agenda and asked if any Board Members had any concerns. Hearing none he asked for a motion. Member Boothby moved to approve the Consent Agenda. Member Durgin seconded the motion and the Board voted unanimously to approve the Consent Agenda. The Item approved was as follows. Item No. 2:Site Development Plan approval of a 3-bay garage at Husson University property in a Government & Institutional Service District. Husson University, applicant. PUBLIC HEARINGS Item No. 3:Conditional Use and Site Development Planapprovalsof an Attached Residentialdevelopment with a total of 10 units in 3 buildings at 777 Ohio Street in a Low Density Residential District,165-99 D. (1), and aResource Protection District. Glen Braley, applicant. Chairman Kenney opened the Public Hearing on the request and askedthe applicant or their representative to make a brief presentation. Mr. Jim Kiser,PEindicated that he represented Glen Braley. The project is proposing to construct two four-unit buildings and convert the existing building into two units. The buildingsand site will comply with the requirements for Single Family Attached in the Low Density Residential District. The area along the Kenduskeag Stream will be utilized as open space which is mostly zoned Resource Protection. He indicated the existing building has gravity sewer service to the Ohio Street sewer. The two new buildings will be served by a lift station that will pump to a manhole at the front of the property and then flow via gravity to the City sewer. Mr. Kiser noted he would be happy to answer any questions of the Board. There were no other proponents of the project. Maria Hamlin of 791 Ohio Street indicated she believed the Zoning would only allow a one story structure which could be hidden behind landscaping. A two story structure as proposed would be a significant change next door. Planning Officer Gould indicated that the district has a height limit of 35 feet. So even a single family home could be twoand a half to three stories tall. 3 Mr. Gould went on to review the standards for attached residential in the Low Density Residential District. Such a project must meet the Conditional Use Standards in 165-9 which include architectural compatibility, density standards, open space requirements, and traffic impact analysis. Mr. Gould noted theapplicant provided a drawing of the proposed building such that the Board could review the siding,roof pitch,buildingbulk,and extent of site use. The traffic generation of a single unit tends to be less than a single family home because they tend to have lesspeople per unit thana traditional home. Member Durgin asked if the roadway being constructed would be maintained by the City. Mr. Kiser indicated that it would be a private roadway maintained by the applicant. Chair Kenney asked if there weredetails of the building types that the Board could review. Mr. Kiser provided the Board with a copy of the elevation drawing that had been submitted with the application. Member Boothby made a motion to approve the Conditional Use and Site Development Plan for Glen Braley at 777 Ohio Streetto construct an Attached ResidentialDevelopmentproject consistingof 3 buildings and 10 units in a Low Density Residential District. Member Durgin seconded the motion and the Board voted unanimously toapprove the Conditional Use and Site Development Plan for Glen Braley. Item No. 4:Toamendthe Land Development Code 165-72, by Amending Required Number of Spaces, requiring fewer parking spaces of existing Neighborhood Service District properties, for parcels established before January 1, 2017, City of Bangor, applicant. C.O. #17-054 Chair Kenney opened the Public Hearing and Planning Officer David Gould provided the Board with an overview of the proposed amendment. The intent is to provide some flexibility to existing small businesses in the older built-up portion of the City by reducing the number off-street parking spaces required. Many of these locations were built decades ago when lots were smaller and neighborhoods were served by small retail establishments. With existing land use regulations, a commercial site that may have nonconforming grandfathered parking would be in jeopardy of becoming non-viable if it sits vacant for a year ormore. Mr. Gould reviewed a variety of sites to demonstrate the extent of the Neighborhood Service District throughout the City. The District was 4 the City’s land use solution to older service stations which dominated the major collectors such as State Street and Hammond Street. There were no other proponents or opponents to the proposed text amendment. Chairman Kenney thought the change would breathe some life into some locations. Mr. Kenney also noted that the District limits total commercial floor area to 2,000 square feet, and as such the typical amount of parking required would be small and likely manageable on-street. Member Durgin asked if the details on existing sites and new sites was included in the proposed amendment. Mr. Gould indicated that it was. Member Boothby made a motion to recommend that C.O. #17-54 be adopted by the City Council. Member Durgin seconded the motion and the Board voted unanimously to send a positive recommendation to the City Council. APPROVAL OF MINUTES Item No. 5:PLANNING BOARD APPROVAL OF MINUTES. th Member Durgin moved to approve the Minutes of December 20and January rd 3.Member LeBlancseconded the motion and the Board voted unanimously to approve both sets of Minutes. The Board discussed the review process and offices that review plans prior to their arrival before the Board. Mr.Gould noted that that procedure has recently changed and it would be a good time to discuss that during the annual training session in February. Member Boothby noted the Charter has provisions for an Annual Report, he indicated he rememberedseeingone and if it should be shared with the Board. Mr. Gould noted that the report is in the Description of the Planning Board. It is also an element in the ComprehensivePlan which calls for an evaluation of actions in comparison to the consistency with the Plan.Mr. Gould noted there have been some problems reconciling some of the permitting numbers which caused a bump in the Road,but Staff should be able to provide the Board a draft in a meetingor two. There being no further items before the Board the meeting adjourned at 7:32 pm.