HomeMy WebLinkAbout2011-06-21 Planning Board Minutes
PLANNING BOARD OF THE CITY OF BANGOR
MEETING OF JUNE 21, 2011
MINUTES
Board Members Present: Miles Theeman, Chairman
Paul Bolin
Doug Damon
John Kenney
John Miller
Andy Sturgeon
Julie Williams
City Staff Present: David Gould
Peter Witham
Jennifer Boothroyd
Chairman Theeman called the meeting to order at 7:00 p.m.
PUBLIC HEARINGS
Item No. 1: Amending the Land Development Code - Chapter 165, Section
Amending the Land Development Code - Chapter 165, Section
165-90 – Multi-Family and Service District – Conditional Uses -
165-90 – Multi-Family and Service District – Conditional Uses -
to remove current limitation of location on a Major Arterial
to remove current limitation of location on a Major Arterial
Street for use of historic landmarks or buildings within historic
Street for use of historic landmarks or buildings within historic
districts as professional office use. City of Bangor, applicant.
districts as professional office use. City of Bangor, applicant.
C.O. # 11-191.
C.O. # 11-191.
Chairman Theeman opened the Public Hearing. Planning Officer David Gould
Chairman Theeman opened the Public Hearing.
provided an overview of the proposed change to the Multi-family and Service District. Mr.
Gould noted that the primary intent of the revision was to allow historic structures to be used
as office buildings whether they are on a Major Arterial Street or not. For many years the
zoning language required that properties be located on a major street to be eligible for the
office use in the Multi-Family and Service District. Planning Officer Gould briefly reviewed the
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process by which properties would be listed as historic under the City’s Historic Preservation
Ordinance. Once designated, the property owner could seek approval from the Planning
Board to utilize the building as office space.
The Board discussed some of the other reuse options within the Multi-Family and
Service District and their requirement to be on a major arterial street.
There were no proponents or opponents and Chairman Theeman closed the Public
Hearing.
Mr. Bolin moved that the Board recommend that the City Council adopt the Land
Development Code Amendment - Chapter 165, Section 165-90 – Multi-Family and Service
Chapter 165, Section 165-90 – Multi-Family and Service
District – Conditional Uses - to remove current limitation of location on a Major Arterial Street
District – Conditional Uses - to remove current limitation of location on a Major Arterial Street
for use of historic landmarks or buildings within historic districts as professional office use.
for use of historic landmarks or buildings within historic districts as professional office use.
City of Bangor, applicant. C.O. # 11-191. Mr. Sturgeon seconded the motion. The Board
City of Bangor, applicant. C.O. # 11-191. Mr. Sturgeon seconded the motion.
voted seven in favor and none opposed to recommend that the City Council adopt the
proposed amendment to the Multi-family and Service District as contained in C. O. # 11-191.
NEW BUSINESS
Item No. 2: Site Development Plan approval to construct an 8,050-seat
auditorium with meeting rooms, conference rooms,
commissary, backstage, offices and support facilities
located at 100 Dutton Street in the Bass Park District. City of
Bangor, applicant.
Mr. Kenney and Mr. Sturgeon both indicated that they had previously stated that they
had conflicts of interest because they work for firms that are doing design work for this
project.
Mr. Bolin moved that both Mr. Kenney and Mr. Sturgeon have conflicts of interest. Mr.
Miller seconded the motion, which passed by a vote of 5 to 0.
Mr. Theeman noted for the record as there would only be five members voting, the
applicant would need four positive votes for this application to be approved.
Mr. James Ring, P.E., explained that he is the City’s representative for this project.
Also present in support of this item were Paul Monyok, Paul Brody and Anna Faloon with
WBRC Architects-Engineers and John Theriault, Traffic Engineer with the James W. Sewall
Company. Mr. Ring explained that Cianbro will be constructing the facility and WBRC will be
handling the site design and permitting. Applications filed with the Maine Department of
Environmental Protection and the Maine Department of Transportation are pending and are
expected to be approved. Mr. Ring discussed the site development plan and the overall
layout of the site, traffic patterns, access to the site, and the proposed off-site
improvements.
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Mr. Damon asked if the traffic lights will be coordinated in the area. Mr. Ring
indicated that recent upgrades have been such that they won’t need to be upgraded again.
Planning Officer Gould indicated that the City of Bangor is requesting Site
Development Plan approval to construct an 8,050-seat arena and 23,876 sq. ft. conference
center on Main, Dutton and Buck Streets in the Bass Park District (BPD). The new building
will be located off Main Street and Buck Street. Planning Officer Gould explained that the
completed facility will have a total area of 175,502 sq. ft. and will have an entryway at the
corner of Main and Buck Streets to serve pedestrian traffic. A new crosswalk will provide
opportunities for pedestrian traffic from the Hollywood Slots. The new facility will use the
existing parking at Bass Park and the Hollywood Slots employee parking lot will revert back
to the City. Mr. Gould indicated that the primary access to the facility will be from Buck
Street with a secondary access and egress from Dutton Street. Off-site signage will direct
Main Street visitors to use Buck Street to access the facility and direct motorists on Buck
Street to take Third Street to access downtown. New parking areas and loading off Buck
Street will be provided with buffer landscaping consistent with the current Land Development
Code standards. The City will extend a 12-inch sewer main up Dutton Street to serve the
facility. The Bangor Water District will be upgrading their line on Buck Street to a 12-inch
main to provide domestic and fire protection services (hydrants and sprinklers). Stormwater
will be handled by increasing the existing berm height on the detention pond which is
adjacent to I-395. Mr. Gould indicated that the applicant has filed an application for a
Shoreland Zoning Permit for work within 250 feet of the Penobscot River for the re-use of a
temporary siltation pond (the same design concept used in the construction of the racino).
An application for a Traffic Permit from the Maine Department of Transportation is required
for the project’s projected increase of 758 trips over the existing facility for a total of 2,300
peak hour weekday evening trips. There is also an application for a Site Location of
Development Permit with the Maine Department of Environmental Protection. The City
Engineer’s Office indicates that the stormwater analysis and proposed system methodology is
consistent with standard practices.
Planning Officer Gould recommended that the Board attach the standard condition of
approval that the new facility should not be occupied until all the off-site traffic
improvements are in place.
Board Members discussed access to the site, signage directing people to the facility
and snow removal. As there were no further comments, Chairman Theeman asked for a
motion. Mr. Bolin moved that the Board approve the Site Development Plan for construction
of an 8,050-seat auditorium with meeting rooms, conference rooms, commissary, backstage,
offices and support facilities located at 100 Dutton Street in the Bass Park District – City of
Bangor, applicant with the condition that the building not be occupied until the off-site traffic
improvements are constructed. Mr. Miller seconded the motion. The motion passed by a
vote of 5 to 0 in favor.
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Item No. 3: Site Development Plan and Site Location of Development
Modification approvals to construct a five-story, 68,440 sq. ft.
multi-purpose facility, a 5,650 sq. ft. addition to the dining
commons, and additional parking at 1 College Circle (Husson
University Campus) in a Government and Institutional Service
District. Husson University, applicant.
Mr. Sturgeon indicated that the plans for this project were prepared by the firm that
he is employed by and asked to be recused. Mr. Kenney moved that Mr. Sturgeon has a
conflict of interest. The motion was seconded and it passed by a vote of 5 to 0. Ms. Jodi
O’Neal, an engineer with James W. Sewall Company, represented the applicant. She
indicated that this was a request for approval of a multi-purpose facility, an addition to the
dining commons, and construction of additional parking at the Husson University campus.
She indicated that the applicant is proposing this development in phases, the first being the
multi-purpose building, then the dining commons addition followed by the walkways and
parking lot.
Due to the parking lot’s remoteness, Mr. Bolin asked if there are any call boxes or
lighting proposed. Ms. O’Neal indicated that they are proposing lighting but no call boxes.
Mr. Damon asked if the parking lot is fenced. Ms. O’Neal indicated that it is not.
Planning Officer Gould indicated that this is a request for Site Development Plan and
Site Location of Development Modification approvals to construct a five-story, 68,440 sq. ft
multi-purpose facility, a 5,650 addition to the existing dining commons and construction of
additional parking at the Husson University campus in a Government and Institutional Service
District. Mr. Gould discussed the proposed stormwater and indicated that a grass strip in the
parking lot is proposed as part of the stormwater treatment. The City engineers are
comfortable with the stormwater treatment as proposed. A geotechnical study was provided
for construction of the multi-purpose building, but studies for the parking lot and the dining
hall expansion have not been completed. Staff recommended approval with the condition
that construction can only begin on the Dining Commons expansion and the new parking lot
after the geotechnical reports for each of them have been submitted.
Mr. Damon asked if a sidewalk could be placed in the center of the parking lot. Mr.
Gould indicated that it could but that the grassy area now proposed is required for the
stormwater treatment. Mr. Damon asked if there is ample parking now. Mr. Gould indicated
that there are no specific City parking standards for schools. However, Staff is not concerned
about a lack of parking as they feel that the University understands their parking needs.
Mr. Kenney asked if it would be possible to make as a condition of approval that the
applicant be required to provide pedestrian access from the parking lot. Ms. O’Neal indicated
that they could revisit this when they return to add in the geotechnical report for the dining
commons addition and parking lot.
Mr. Bolin indicated that he had concerns about safety relative to the remoteness of the
parking lot. Mr. Damon indicated that he did not think that he could vote in favor of this
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remote parking lot without fencing. Ms. Williams also expressed concern and asked if the
Board could require call boxes. Mr. Kenney asked if the Board could approve these pending
additional alterations to the parking lot but allow for the building construction to go ahead.
Mr. Gould indicated that it could.
Mr. Bolin moved to approve the Site Development Plan and Site Location of
Development Modification applications to construct a five-story, 68,440 sq. ft. multi-purpose
facility, a 5,650 sq. ft. addition to the dining commons, and additional parking at 1 College
Circle (Husson University Campus) in a Government and Institutional Service District, Husson
University applicant, with the conditions that: 1) Prior to the expansion of the Dickerman
Dining Commons or the new parking lot, adequate geotechnical or soils information be
provided to identify limitations posed by existing soils conditions and the techniques used to
overcome those limitations; and 2) Prior to construction of the new parking lot, the applicant
provide a plan for safe pedestrian travel to all on-site uses. The motion was seconded and
the Board voted unanimously in favor of the motion.
Item No. 4: Site Development Plan approval to construct a 10,766 sq. ft.
building for use as a dental office located at 70V Corporate
Drive in a Technology and Service District. Michelle Spekhardt,
DMD, applicant.
Mr. Fred Marshall, with Plymouth Engineering, represented the applicant. Mr. Marshall
discussed the various components of the site plan. He indicated that stormwater was
covered under the site approval of the business park. However, they are proposing rain
gardens to meet stormwater quality provisions.
Board Members had questions regarding the impervious surface ratio in this district,
the location of the proposed rain gardens, and traffic flow on the site.
Planning Officer Gould indicated that this is a request for Site Development Plan
approval to build a 10,766 square foot dental office building add a new drive entrance/exit
and associated sidewalks, parking, and loading areas at 70 Corporate Drive in a Technology
and Service District. Mr. Gould indicated that because this is a City-owned property located
within the Maine Business Enterprise Park, this proposal has also been before the Business
and Economic Development Committee. The site plan and the proposed stormwater plan
have been reviewed and recommended for approval by the City Engineer’s Office. Mr. Gould
indicated that the plan also meets the requirements of the Land Development Code and Staff
recommended approval. Mr. Gould noted that at the time that the Staff Memorandum was
written Staff had suggested that as a condition of approval that the applicant’s designer
clarifies the landscape plan to clearly specify which existing trees on the site will be
preserved. Since that time, a revised plan has been submitted addressing this concern.
Mr. Kenney moved to approve the Site Development Plan to construct a 10,766 sq. ft.
building for use as a dental office located at 70V Corporate Drive in a Technology and Service
District. Michelle Spekhardt, DMD, applicant. The motion was seconded by Mr. Miller and it
carried unanimously.
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APPROVAL OF MINUTES
Item No. 5: Planning Board Approval of Minutes.
Chairman Theeman noted that the Minutes of the May 17, 2011 were in order for
approval. Mr. Bolin moved to approve the Minutes of the May 17, 2011 Meeting. The motion
was seconded by Mr. Miller and it passed unanimously.
There being no further items for discussion, the meeting was adjourned at 8:27 p.m.