HomeMy WebLinkAbout2011-12-20 Planning Board Minutes
PLANNING BOARD OF THE CITY OF BANGOR
MEETING OF DECEMBER 20, 2011
MINUTES
Board Members Present: Miles Theeman, Chairman
Paul Bolin
Charles Boothby, Alternate Member
Doug Damon
John Kenney
John Miller
Andy Sturgeon
Julie Williams
City Staff Present: David Gould
Peter Witham
Lynn Johnson
Chairman Theeman called the meeting to order at 7:00 p.m. He indicated that
because this is the last meeting of 2011 he wished to thank the Planning Staff for their
work and support for another terrific year.
Chairman Theeman indicated that Staff distributed the 2012 Meeting Schedule
which includes the changes noted at the previous meeting (to eliminate the second
meetings in February and April and the first meeting in July and as needed meeting
dates would be determined).
Chairman Theeman recognized Alternate Member Boothby who made a motion
that the Board request that Chairman Theeman send a letter of thanks to Patti Dubois
for her support of Volunteer Commissions and Boards during her seven years as City
Clerk. Mr. Boothby said that Ms. Dubois has been very supportive of volunteer boards.
Mr. Damon noted that Ms. Dubois is very highly regarded by those who she has had
interactions with in Augusta and has been a leader throughout the State. The Board
voted unanimously in favor of Mr. Boothby’s motion. Chairman Theeman indicated that
he would prepare a letter.
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PUBLIC HEARINGS
Item No. 1: Conditional Use/Site Development Plan approvals to
construct a 4,905 sq. ft., three-story addition for
office use (historic landmark) and off-site parking in a
Multi-Family and Service District, Park and Open Space
District, and a Resource Protection District located 107
Court Street. Prentiss & Carlisle, applicant.
Mr. Sturgeon indicated that the company he is employed by did the engineering
work on Item No. 1 and the surveying work on Item No. 2. Mr. Sturgeon asked to
recuse himself from voting on both items. The Board Members voted unanimously in
favor of recusing Mr. Sturgeon on both Item No. 1 and Item No. 2 as he has a conflict
of interest. Mr. Boothby was asked to vote.
Chairman Theeman opened the Public Hearing. Mr. John Theriault with Sewall
Company represented the applicant. Also present in support of this application were
Jeff Davis and Jamie Mahoney with the Sewall Company and Ben Carlisle, Vice
President with Prentiss & Carlisle and Gary Frost, architect for the project.
Mr. Theriault explained that the applicant is proposing a 4,905 sq. ft. addition to
the rear of the existing building at 107 Court Street. In addition, the applicant is
proposing to construct 23 additional parking spaces on this site and another 14 spaces
on a lot across the street to meet their parking requirements. He discussed the
elements of the Site Development Plan indicating that there will be a slight increase in
stormwater runoff, and a Type A buffer is provided as required. He indicated that the
building is an historic building. Regarding traffic, models indicate that this use will
generate 11 trips during the am peak hour and 11 trips in the evening peak hour.
No one spoke in opposition. 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 to construct a 4,905 sq. ft., three-
story addition for office use and off-site parking in a Multi-Family and Service District,
Park and Open Space District, and a Resource Protection District located at 107 Court
Street for Prentiss and Carlisle. Because of its location along the Kenduskeag Stream
this complicates development because of the Shoreland Zoning, and Resource
Protection Zoning which poses limitations on development. In order for the applicant
to provide the necessary parking for the use, they are proposing to construct 14 spaces
on a lot they own across the street from this parcel.
Regarding the conditional use application, Staff felt that the proposal meets the
four specific standards for granting a conditional use, as well as, the specific
requirements of the Multi-Family and Service District. Mr. Gould indicated that the
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plans meet the lot requirements without a variance, will not create unreasonable traffic,
is serviced by municipal utilities and renderings of the existing building and proposed
addition were submitted in support of the requirement that it be architecturally
compatible with the area. He noted that the Historic Preservation Commission will also
be reviewing the proposed addition because this is an historic building. The plans as
submitted meet all ordinance and submittal requirements and Staff recommended
approval.
Ms. Williams moved to approve the Conditional Use/Site Development Plan to
construct a 4,905 sq. ft., three-story addition for office use (historic landmark) and off-
site parking in a Multi-Family and Service District, Park and Open Space District, and a
Resource Protection District located at 107 Court Street. Prentiss & Carlisle, applicant.
Mr. Boothby seconded the motion, which passed by a vote of 7 to 0.
NEW BUSINESS
Item No. 2: Site Location of Development Modification/Final
Subdivision Plan approvals to create two (2) lots off of
Church Road in a Rural Residence and Agricultural District.
Eastern Etching & Manufacturing Co., Inc., applicant.
Mr. Boothby was asked to vote on this item.
Mr. Jim Kiser, with Kiser and Kiser, represented Eastern Etching and
Manufacturing Co. He indicated that this is a minor subdivision plan consisting of two
lots. Mr. Kiser discussed the Department of Environmental Protection approvals
previously obtained by the applicant. He indicated that the two lots are being created
from remaining lands of the applicant, but are not associated with the Church Woods
Subdivision both of which are located on Church Road. Mr. Kiser indicated that the lots
were soil tested by Moyse Environmental Services noting that there is a small portion of
wetland, but the lots are developable.
Planning Officer Gould indicated that this is a request for Final Subdivision Plan
and Site Location of Development Modification approvals for two lots located off of
Church Road in a Rural Residence and Agricultural District. This is a minor subdivision.
The lots are located on an existing roadway with no public improvements being
proposed. Both lots will have on-site waste disposal. Staff recommended approval as
the plans meet the requirements for Final Subdivision Plan approval and Site Location of
Development Modification approval.
Mr. Miller moved to approve the Site Location of Development Modification and
Final Subdivision Plan to create two (2) lots off of Church Road in a Rural Residence
and Agricultural District. Eastern Etching and Manufacturing Co., Inc., applicant. Mr.
Bolin seconded the motion. The Board voted 7 to 0 in favor of the motion.
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Item No. 3: Site Development Plan approval to reconstruct a 146-space
parking lot into two employee lots totaling 234 employee
spaces, one of them being for subcompact vehicles located
at 6 Telcom Drive in a General Commercial and Service
District. Verizon Wireless, applicant.
Mr. Kenney asked to be recused from voting on this item as the firm he is
employed with prepared the plans for this application. It was moved, seconded, and
unanimously approved to recuse Mr. Kenney from voting. Mr. Boothby was asked to
vote.
Mr. Ray Bolduc with WBRC Architects-Engineers along with Mr. Scott Nutter, Mr.
Chris Gagnon and Mr. Justin Brann were present in support of this application. The
applicant is proposing to reconstruct the existing parking lot into two employee parking
lots (one for 174 spaces and the other for 60 spaces for subcompact cars). Mr. Bolduc
discussed the Site Development Plan. The stormwater will be directed into a filtera
system and storm tech system. The applicant has also applied for a Stormwater Permit
and a Permit by Rule. Mr. Bolduc indicated that the City’s Business and Economic
Development Committee has approved this project.
Planning Officer Gould explained that this is a request to reconstruct an existing
parking area into two employee parking lots located at 6 Telcom Drive. The site is a lot
within the BIA Commercial Industrial Park Subdivision and is the former Telcom building
which is now used by Verizon Wireless. Mr. Gould indicated that the applicant plans to
use the entire building for office use (a call center), increase the number of parking
spaces for employees only, and eliminate the former retail and auto service uses. The
increased demand for parking is due to the applicant’s proposal to increase the area of
the call center. The plan provides required parking lot buffers along Telcom Drive and
Union Street. It also provides side buffer plantings required by the covenants covering
the Telcom Drive area of the BIA Subdivision. The reconfigured parking will use some
of the area within an easement that the City reserved in a drainage channel along the
south side of the parcel. The applicant requested that the City’s Business and Economic
Development Committee revise the easement to allow for the new layout. The City
Council approved this request on December 12, 2011. Mr. Gould indicated that the
submitted plans meet the submittal and ordinance requirements and Staff
recommended approval.
Mr. Sturgeon moved to approve the Site Development Plan to reconstruct a 146-
space parking lot into two employee lots totaling 234 employee spaces, one of them
being for subcompact vehicles located at 6 Telcom Drive in a General Commercial and
Service District for Verizon Wireless, applicant. Mr. Bolin seconded the motion. The
Board voted 7 to 0 in favor of the motion.
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Item No. 4: Developmental Subdivision Plan and Planned Group
Development approvals for the previously approved Site
Development Plan located at 878 Stillwater Avenue in
a Shopping and Personal Service District. ALSID 878 LLC,
applicant.
Ms. Jackie Hewitt represented the applicant. She explained that the applicant is
requesting Developmental Subdivision Plan and Planned Group Development approvals
as a mortgaging company has requested that the applicant do so.
Planning Officer Gould indicated that the applicant is seeking to mortgage one of
the new buildings and the lender is seeking to insure that the building can meet
applicable development standards as proposed. The two approvals sought will not
change any of the approved on-site details (parking, utilities, access, stormwater,
landscaping etc). Developmental Subdivision Plan and Planned Group Development
approvals will allow for multiple ownerships and joint access throughout the site.
Planned Group Development (PGD) allows for ownership interest in buildings or land
that independently would not conform to ordinance standards but when treated as a
whole with applicable cross easements and ownership interests operate as a unified
development. Mr. Gould indicated that Staff recommended that the Board grant
Developmental Subdivision and Planned Group Development approval with the
condition that a Planned Group Development Declaration be submitted, found
acceptable by the City Solicitor, and executed.
Mr. Sturgeon moved to approve the Developmental Subdivision Plan and Planned
Group Development for the previously approved Site Development Plan located at 878
Stillwater Avenue in a Shopping and Personal Service District for ALSID, applicant, with
the condition that an executed Planned Group Development Declaration be submitted to
and found acceptable by the City Solicitor’s Office. The motion was seconded by Mr.
Miller. The Board voted 7 to 0 in favor.
APPROVAL OF MINUTES
Item No. 5: Planning Board Approval of Minutes.
Chairman Theeman indicated that the Minutes of the December 6, 2011 Meeting
were in order for approval. Mr. Bolin moved to approve the Minutes of the December
6, 2011 Meeting, as printed. The motion was seconded and it passed by a vote of 7 to
0.
There were no further items for discussion. The meeting was adjourned at 7:44
p.m.