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
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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.
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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.
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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.