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HomeMy WebLinkAbout2011-08-16 Planning Board Minutes PLANNING BOARD OF THE CITY OF BANGOR MEETING OF AUGUST 16, 2011 MINUTES Board Members Present: Miles Theeman, Chairman Charles Boothby, Alternate Member John Kenney John Miller Julie Williams City Staff Present: David Gould Peter Witham Lynn Johnson Chairman Theeman opened the meeting at 7:00 p.m. In the absence of Board Members, Bolin, Damon and Sturgeon, Alternate Member Boothby was asked to vote. CONSENT AGENDA Mr. Kenney asked that Item No. 1 be removed from the Consent Agenda. Chairman Theeman indicated that Item No. 1 would be considered under New Business. PUBLIC HEARINGS Item No. 2: Conditional Use/Site Development Plan approval for construction of a 36 sq. ft. addition for use as a “cash window” and modifications to the existing drive-thru and parking lot located at 632 Broadway in a Shopping and Personal Service District. McDonald’s Corp., applicant. Mr. Miller asked the Board to determine whether or not he has a conflict of interest on this item as the applicant leases land he owns on Main Street for another restaurant. He indicated that he did not have any interest in this site. Mr. Theeman 2 made a motion that Mr. Miller does not have a conflict. The motion was seconded and passed unanimously. Chairman Theeman opened the Public Hearing. Mr. Anthony Guba, with Ayoub Engineering in Rhode Island, represented the applicant. Also present were Tessa Bernstein with McDonald’s USA and Mr. Marty Eckman the franchisee. Mr. Guba indicated that this is a minor update to the approved site. The applicant wants to construct a 36 sq. ft. addition for a “cash window.” He indicated that this use requires 37 parking spaces. They presently have 69 spaces but with the proposed improvements that number will be reduced to 62 spaces which are well above the number required. The propane tanks on the site are to be removed as they are proposing to tie into the natural gas lines available on Broadway. They are also proposing to create a travel lane which will cross the front of the site for someone who wishes to re-enter the drive thru lane without having to go onto Broadway to re enter the site. He explained that the proposed changes to the site are to make the process more efficient in terms of ordering, pick up, and maneuvering. The façade on the building will be updated and will look very similar to their restaurant on Main Street. Mr. Guba indicated that they have been working with the Code Enforcement Office regarding signage and that they need to submit a new lighting plan in conformance with the City’s lighting standards. No one spoke in opposition and Chairman Theeman closed the Public Hearing and asked for Staff comments. Planning Officer Gould indicated that this is a request for Conditional Use and Site Development Plan approvals. Mr. Gould discussed the conditional use standards of the district as well as the four general conditional use standards. Mr. Gould indicated that Staff feels that the conditional use criteria have been met. Regarding the site, the impervious surface ratio does not meet current standards but because this restaurant was originally built prior to the adoption of the impervious surface ratio standards, those standards are grandfathered. However, with the proposed improvements to the site, the Impervious Surface Ratio has been reduced slightly. Mr. Kenney moved to approve the Conditional Use/Site Development Plan for construction of a 36 sq. ft. addition for use as a “cash window” and modifications to the existing drive-thru and parking lot located at 632 Broadway in a Shopping and Personal Service District, McDonald’s Corp., applicant, with the condition that the applicant submit a lighting plan in compliance with the City of Bangor’s Land Development Code standards, if new lighting is proposed. Mr. Boothby seconded the motion which carried by a vote of 5 to 0. 3 NEW BUSINESS Item No. 1: Site Development Plan Revision approval to reconfigure the parking lot and for a driveway modification for the proposed three-story hotel (Hampton Inn) located at 261V and 271V Haskell Road in a General Commercial and Service District. Hasko, LLC, applicant. Mr. Fred Marshall with Plymouth Engineering represented the applicant. Also present was Tony Valley with Hasko, LLC. Mr. Marshall indicated that they are requesting approval of a modification to their approved Site Development Plan. At the time of the original approval the Fire Prevention staff had requested a second means of egress on the site. The Hampton Inn did not wish to have emergency vehicles drive up to the front of the hotel. The applicant has negotiated an easement with the abutting property owner to construct a 24 foot, two-way driveway for use as their second means of egress. Planning Officer Gould indicated that the applicant has secured an easement to build and maintain a driveway to serve as the second means of access. Earlier in the day the Engineering Office Staff expressed concern about any affect adding more impervious surface area would have on the stormwater system and they requested that additional information be provided. As there was not enough time for the applicant to submit this information, Staff suggested that as a condition of approval, that the applicant submit sufficient information to the City’s Engineering Office to give assurance that the added impervious surface would not have an effect on the stormwater system. Mr. Gould indicated that all other details were in order and Staff recommended approval with the additional condition that all improvements under the applicant’s Traffic Movement Permit be constructed prior to occupancy. Mr. Kenney moved that the Board approve the Site Development Plan Revision to reconfigure the parking lot and for a driveway modification for the proposed three-story hotel (Hampton Inn) located at 261V and 271V Haskell Road in a General Commercial and Service District for Hasko, LLC, applicant, with the conditions that: 1) all off-site traffic improvements included in TMP 04-00009-A-N be completed prior to occupancy; and 2) sufficient information be provided to the City Engineering Office that the proposed stormwater improvements will accept the additional impervious surface and meet the stormwater standards of the Land Development Code. Mr. Miller seconded the motion. The Board voted 5 to 0 in favor of the motion. 4 APPROVAL OF MINUTES Item No. 3: Planning Board Approval of Minutes. Chairman Theeman indicated that the Minutes of the August 2, 2011 Meeting were in order for Board approval. Mr. Miller moved to approve the Minutes of the August 2, 2011 meeting. The motion was seconded by Mr. Boothby. The motion passed by a vote of 5 to 0. As there were no other items for discussion, the meeting was adjourned at 7:23 p.m.