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HomeMy WebLinkAbout2011-05-17 Planning Board Minutes PLANNING BOARD OF THE CITY OF BANGOR MEETING OF MAY 17, 2011 MINUTES Board Members Present: Andy Sturgeon, Vice Chairman Paul Bolin Charles Boothby Doug Damon John Kenney John Miller Julie Williams City Staff Present: David Gould Peter Witham Vice Chairman Sturgeon called the meeting to order at 7:00 p.m. In the absence of Chairman Theeman, Alternate Member Boothby was asked to vote. CONSENT AGENDA As no one wished to remove the item for discussion, Vice Chairman Sturgeon asked for a motion. Mr. Damon moved to approve the Consent Agenda. Mr. Bolin seconded the motion which carried by a vote of 7 to 0. The item approved is as follows: Item No. 1: Site Development Plan approval to construct a 316 sq. ft. brew house addition, six parking spaces and an access ramp at 570 Main Street in an Urban Service District. Timka, Inc., applicant. 2 NEW BUSINESS Item No. 2: Site Development Plan approval to construct a 110-room, 3-story hotel at 261V & 271V Haskell Road in a General Commercial and Service District. HASKO, LLC, applicant. Mr. Fred Marshall with Plymouth Engineering represented the applicant. He indicated that Haskell Road was extended a number of years ago as part of a subdivision. The first development in that subdivision was the existing cell-tower and subsequently the Hilton Inn was constructed. This proposal is for construction of a 110-room, 3-story hotel. It is an upgrade to the existing Hampton Inn which is located behind Toys “R” Us (off of Bangor Mall Boulevard) and will be similar in nature but not as large as the Hilton. Mr. Marshall discussed the various elements of the site development plan. Mr. Bolin asked if the Fire Department’s concerns and guidelines had been met by the applicant. Mr. Marshall indicated that they were resolved on Thursday and revised plans were submitted to the Planning Staff on Friday. Vice Chairman Sturgeon asked for Staff comments. Planning Officer Gould indicated that this is a Site Development Plan application to build a 110-room, three- story hotel on Haskell Road. In 2007, the Haskell Road Subdivision was approved. Because this subdivision is part of the Penjajawoc Non-Attainment watershed there are certain stormwater quality standards that apply. When the Board first approved the subdivision there were issues relative to off-site traffic improvements that were required to be done before they occupied buildings in Phase II. Phase I was the cell tower and the first hotel. The Planning Board also deferred the stormwater to subsequent lot development. There is a restriction on the subdivision plan that says that before the Planning Board approves a plan that the applicant needs to provide evidence that the Maine Department of Environmental Protection is going to approve the stormwater plan. There is a pending DEP application for stormwater approval and permitting. The City Engineering Department reviewed the details of that application and is waiting to see what the outcome of the DEP review will be. Staff indicated that DEP approval should be a condition of this approval before the project moves forward. Another condition discussed within the Memorandum was issues regarding fire access and safety. The Fire Prevention Office was very concerned that the development only has one access to Haskell Road and requested a second means of egress. Planning Officer Gould indicated that given the way the site is located at the end of the cul-de-sac there isn’t a lot of room for another driveway. What the applicant elected to do was to have a sidewalk that comes out of the building to the cul-de-sac and proposed to reinforce that with a grass paver system that would allow emergency vehicles to travel on it as a second roadway. There were five conditions that the Fire Inspector requested be made a part of the approval. Some of the conditions relate to construction details of the 3 building such as the height of the canopy as it is not precisely shown on the site plan. Staff suggested that these five conditions be made a part of an approval. Mr. Damon asked what the specifications were for the emergency access. Mr. Gould indicated that what the Fire Department generally wants is a width of 20 feet (which is a minimum in terms of their equipment). The Fire Prevention Office is concerned about the type of surface the access road will be. They are asking that somebody assure them that in the spring when it might be soggy that they are going to be able to access their equipment on and off the site. Mr. Sturgeon asked Mr. Marshall if he was aware of the Fire Prevention Office’s request. Mr. Marshall indicated that he was aware of the request. He said that Mr. Mickel’s concerns invoke the life safety codes which in his opinion deal with the building and the Planning Board and the Land Development Ordinances deal with land development. Mr. Damon moved Site Development Plan approval to construct a 110-room, 3- story hotel at 261V and 271V Haskell Road in a General Commercial and Service District, Hasko, LLC, with the conditions that: 1) Applicant obtains the necessary Chapter 500 Stormwater Permit from the Maine Department of Environmental Protection prior to construction. 2) All of the off-site traffic improvements included in TMP 04-00009-A-N shall be completed prior to occupancy. 3) The City Fire Inspector’s revisions and requests are to be met. The motion was seconded by Mr. Boothby. Mr. Marshall expressed his concern that some of Mr. Mickel’s requests are building related issues and not site plan issues and that those would have to be met before they can start construction. This would be very difficult for them to do. Planning Officer Gould indicated that he went to the Code Office earlier in the day and asked if the applicant had submitted building plans to verify whether the minimums would be met. The applicant has not, but at some point before construction of the building they will need to be submitted. At that point, the height of the canopy of the building and other construction details will be known as to whether or not it meets the fire department’s concerns. Mr. Gould indicated that Mr. Marshall did not want to leave a gray area that would prevent them from starting site work and have the Code Office tell them that they can’t start because the conditions relating to the building have not been met. Planning Officer Gould indicated that the two conditions Mr. Marshall is referring to are the height of the canopy and the location of the fire department’s service connection. Mr. Damon amended his motion to include the following conditions: 1) Applicant obtains the necessary Chapter 500 Stormwater Permit from the Maine Department of Environmental Protection prior to construction, 2) All of the off-site traffic improvements 4 included in TMP 04-00009-A-N shall be completed prior to occupancy, and 3) The City Fire Inspector’s revisions and requests are to be met. The amended motion was seconded and it passed by a vote of 7 to 0, as amended. APPROVAL OF MINUTES Item No. 3: Planning Board Approval of Minutes. Vice Chairman Sturgeon indicated that the Minutes of the May 3, 2011 Meeting were in order for approval. Mr. Bolin moved to approve the Minutes of the May 3, 2011 meeting. The Minutes of the May 3, 2011 Meeting were unanimously approved as printed. There being no further items for consideration, the meeting was adjourned at 7:19 p.m.