HomeMy WebLinkAbout2011-05-03 Planning Board Minutes
PLANNING BOARD OF THE CITY OF BANGOR
MEETING OF MAY 3, 2011
MINUTES
Board Members Present: Miles Theeman, Chairman
Paul Bolin
Charles Boothby, Alternate Member
Doug Damon
John Kenney
John Miller
City Staff Present: David Gould
Art Morgan
Jennifer Boothroyd
Lynn Johnson
Chairman Theeman called the meeting to order at 7:00 p.m. In the absence of
Board Members Sturgeon and Williams, Alternate Member Boothby was asked to vote.
CONSENT AGENDA
As no one wished to remove the item from the Consent Agenda, Chairman
Theeman asked for a motion. Mr. Damon moved to approve the Consent Agenda.
The motion was seconded by Mr. Bolin, and it passed by a vote of 6 to 0. The item
approved is as follows:
Item No. 1: Site Development Plan approval to replace the existing
building with a one-story, 7-unit building for use
as a group home located at 97 Court Street in a Multi-
Family and Service District. Community Housing of Maine,
applicant.
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PUBLIC HEARINGS
Item No. 2: Amending the Land Development Code, Chapter 165 by
revising provisions regarding the Bass Park District –
Schedule A – City of Bangor, applicant. C.O. # 11-131.
Chairman Theeman opened the Public Hearing. Mr. Kenney indicated that he
had a conflict of interest as the firm that he works for is doing design work for the new
arena project. It was the consensus of the Board that Mr. Kenney does have a conflict
and they voted six to zero in favor of a motion to recuse him from voting.
Planning Officer David Gould indicated that at a previous meeting a zoning
amendment request revising provisions within the Bass Park District made mention of
incorporating those revisions into Schedule A but that the actual schedule was not
attached to that ordinance. This is a “housekeeping” amendment to include the Bass
Park District revisions into Schedule A.
No one spoke either in favor of or in opposition to the proposed zoning
amendment and Chairman Theeman closed the Public Hearing.
Mr. Miller moved to recommend to the City Council that the zoning amendment
to Chapter 165 – Schedule A as contained in C.O. # 11-131 be approved. Mr. Bolin
seconded the motion which carried by a vote of 5 to 0.
NEW BUSINESS
Item No. 3: Site Development Plan approval to renovate the existing
building and occupy approximately 11,046 sq. ft. for
wholesale use and bakery distribution and to construct a
28-space parking lot addition at 74 Dowd Road in an
Industry and Service District. Mecaw Road Associates, LLC,
applicant.
Attorney Tim Woodcock with Eaton Peabody represented the applicant. Mr. Bill
Varney, a Principal with Mecaw Road Associates, LLC, and Mr. Fred Marshall with
Plymouth Engineering were present in support of the application. The applicant is
proposing to add parking spaces for a bakery warehouse and distribution use. Mr.
Woodcock indicated that they have been working with City Staff to come up with a
solution to concerns that the Engineering Staff had regarding the addition of impervious
surface area to this site. A solution to this would be the installation of rain gardens.
As a result of these discussions, Staff suggested that this application be approved with
a condition that the details for stormwater quality treatment on the site be reviewed
and approved by the Engineering Staff.
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Mr. Damon asked if this site was in an Urban Impaired Stream. Mr. Fred
Marshall with Plymouth Engineering indicated that it was not. Mr. Marshall explained
that this site was first developed by Reid’s Confectionery in 1991. The Discovery House
(a methadone treatment facility) is located on the Mezzanine level of this building.
Also located within the building is Bennett’s Wholesale Florist and now a bakery
wholesale distribution business is proposing to use approximately 11,046 sq. ft. of the
building. Mr. Marshall indicated that as a way to better define traffic flow on the site,
the applicant is proposing to install a flexible barrier (similar to that on Stillwater
Avenue).
Chairman Theeman asked about the barrier. Mr. Marshall explained that the
present parking lot is designed as a one-way in and a one-way out. They are proposing
to install flexible barriers to indicate two in lanes. Chairman Theeman asked if this
would increase traffic on Dowd Road and if the engineering department had approved
this. Mr. Marshall indicated that this is how it is set up now and there haven’t been any
problems with this. Mr. Morgan indicated that he did not believe that there will be any
congestion on Dowd Road as it is not a high traffic generator.
Planning Officer Gould indicated that this is a reuse of a portion of an existing
building located in the Dowd Industrial Park which was created by the City of Bangor in
the early 1980’s. At the time that this subdivision was created, the stormwater
provisions (for stormwater quantity) were done for the entire 13-lot subdivision. Since
that time, the Department of Environmental Protection (DEP) has added provisions for
the treatment of water quality. The Engineering Department felt that it was important
not to miss out on the opportunity to add stormwater treatment for water quality for
this site. To do it later would be far more costly. Mr. Gould discussed the proposed
site development plan and indicated that the layout of the uses in the building and the
traffic flow of the treatment facility lends itself to two driveways and maintaining an in
and out movement for the short term patients. The proposed new drive on the north
side of the site will facilitate traffic and loading for the new wholesale bakery portion of
the building, as well as, providing an exit drive for the treatment facility patients. The
existing drive is proposed to be divided into two separate entrance drives via 42 inch
tall flexible traffic delineators. The applicant has proposed to restripe the existing right
angle spaces to angled parking to help facilitate the intended one-way flow through this
portion of the parking lot. The Planning Staff felt that gates and temporary barriers tend
to become disabled in a fairly short time frame, are not well maintained, and are not
durable especially from damage from plows and winter conditions.
Mr. Theeman asked if the applicant would be willing to file an amended plan with
the City in the event that they propose to remove the flexible barriers. Mr. Woodcock
indicated that they would.
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Mr. Kenney asked about the proposed stormwater flows and the proposed rain
gardens. Mr. Morgan indicated that flows on the site go to two areas, the proposed
culverts are adequate to handle runoff and the areas proposed for the rain gardens
provide ample capacity. Mr. Morgan indicated that he would support the revised plans
and the condition of approval.
Mr. Kenney moved that the Board approve the Site Development Plan application
to renovate the existing building and occupy approximately 11,046 sq. ft. for wholesale
use and bakery distribution and to construct a 28-space parking lot addition at 74 Dowd
Road in an Industry and Service District. Mecaw Road Associates, LLC, applicant with
the following condition:
For stormwater quality treatment of the site, the Applicant shall submit rain
garden plans (depicting the specific areas and depths for two rain gardens to be
constructed on the site) for the review and approval of the City Engineer, prior to
undertaking the following measures on the site so as to intercept runoff from certain
impervious areas on the site and to provide stormwater quality treatment:
1. Excavate to a depth of 2-3 feet for a rain garden near the propane tanks
depicted on the site and make appropriate rain garden plantings; and
2. Excavate to a depth consistent with the MDEP Stormwater BMP Manual along
a swale upgradient of the northerly property line and make appropriate rain garden
plantings within that excavated area.
Mr. Miller seconded the motion. The Board voted 6 to 0 in favor of the motion.
Item No. 4: Planning Board Review of Findings and Conclusions -
TJS Realty, LLC.
Chairman Theeman indicated that there were no additional comments from
Board Members regarding the proposed Findings and Conclusions for TJS Realty, LLC.
He asked for discussion. There being none, Chairman Theeman asked for a motion.
Mr. Damon moved to accept the Findings and Conclusions for TJS Realty, LLC.
The motion was seconded by Mr. Bolin. The Board voted 6 to 0 in favor of the motion.
APPROVAL OF MINUTES
Item No. 5: Planning Board approval of Minutes.
Chairman Theeman indicated that the Minutes of the March 22, 2011 and April 5,
2011 meetings were in order for approval. Mr. Bolin moved to approve the Minutes of
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the March 22, 2011 meeting. Mr. Miller seconded the motion which passed by a vote of
6 to 0. Mr. Bolin then moved to approve the Minutes of the April 5, 2011 meeting. The
motion was seconded by Mr. Miller and passed by a vote of 6 to 0.
There being no further items for discussion, the meeting was adjourned at 7:28
p.m.