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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 2 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. 3 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. 4 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 5 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. 6 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.