HomeMy WebLinkAbout2011-10-18 Planning Board Minutes
PLANNING BOARD OF THE CITY OF BANGOR
MEETING OF OCTOBER 18, 2011
MINUTES
Board Members Present: Andy Sturgeon, Vice Chairman
Paul Bolin
Charles Boothby, Alternate Member
Doug Damon
John Kenney
John Miller
Julie Williams
City Staff Present: David Gould
Peter Witham
Lynn Johnson
Vice Chairman Sturgeon called the meeting to order at 7:00 p.m. In the absence
of Chairman Theeman, Alternate Member Boothby was asked to vote.
PUBLIC HEARINGS
Item No. 1: To amend the Land Development Code by changing two
parcels of land located at 615 and 617 Odlin Road from
Industry and Service District to Contract Urban Industry
District. Said parcels containing approximately 17.83
acres. SAK and SAK Co., applicants. C.O. # 11-302
Vice Chairman Sturgeon opened the Public Hearing and asked for a presentation.
Ms. Carol Epstein a partner of SAK and SAK Co. represented the applicant. Ms. Epstein
explained that this property was developed and used by the telephone company. The
39,000 sq. ft. building housed the telephone company’s offices (16,000 sq. ft.) and
truck garage. The building as presently zoned Industry and Service allows for
manufacturing uses but does not allow for office use independent of a permitted
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industrial use. Under the current market, there is little demand for manufacturing
space. The applicant has a potential tenant (a gymnastics school) who is looking for a
warehouse area with high ceilings. In order to accommodate this use, they are
requesting a contract zone change.
No one else spoke either in favor of or in opposition to the request.
Planning Officer David Gould indicated that the property at 615 Odlin Road was
the site of the former New England Telephone which is a 17-acre property with a
39,572 sq. ft. building with approximately 4 acres of improved parking, loading and
maneuvering space. This property is serviced by public sewer and water. The property
at 617 Odlin Road is a single-family dwelling which does not have access to public
sewer. Mr. Gould discussed the Comprehensive Plan’s Land Use and Zoning Policy
maps for this area noting that the land adjacent to the Dowd Industrial Park is identified
as Industry and Service and the other areas are identified as Urban Industry District.
The Industry and Service District is a purely industrial district which does not allow retail
office or service use. The Urban Industry District was designed for older developed
industrial areas and allows greater flexibility.
Mr. Gould explained that the applicant has requested a contract zone change and
has offered conditions which will not allow a solid waste facility, petroleum storage
facility, or junk yard. The proposed conditions also apply the Industry and Service
District development standards to the property. The conditions, as proposed, will
prevent some of the more inappropriate uses that are allowed in the Urban Industry
District but not in the Industry and Service District and will provide development
standards such as Impervious Surface Ratio, height limits and a minimum lot size which
will be more appropriate to a developing area. Mr. Gould indicated that Staff
recommended that the area of the rezoning be limited only to that area which will
accommodate reuse within the area of the existing developed site in an attempt to
preserve as much land as possible for industrial use. Mr. Bolin agreed with Mr. Gould
that this is a somewhat extreme step to accommodate a seemingly innocuous land use.
The Planning Board discussed the contract conditions, and the area of the site
needed to accommodate the reuse of this building. Ms Epstein noted that the existing
telephone property including the pole yard extends 875 feet back from Odlin Road.
Mr. Damon moved to recommend to the City Council that the contract zone
change request contained in C.O. # 11-302 from Industry and Service District to
Contract Urban Industry District for two parcels of land located at 615 and 617 Odlin
Road for SAK and SAK Co., be approved. Mr. Boothby seconded the motion. Mr. Bolin
moved to amend the motion to reduce the area of the contract zone change to a
distance of 875 feet back from Odlin Road. Mr. Kenney seconded the motion. Mr.
Damon moved to amend his motion to include the amendment to reduce the area of
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the zone change. Mr. Boothby seconded the amended motion. The Board voted 7 to 0
in favor of the motion to recommend as amended.
Item No. 2: Conditional Use and Site Development Plan approvals for a
quarry located at 1545 Union Street in a Rural Residence
and Agricultural District. Harvey Sprague, applicant.
Vice Chairman Sturgeon opened the Public Hearing. Planning Officer Gould
noted that the applicant’s agent had requested that this item be continued to the
Board’s November 1, 2011 meeting as he could not attend the meeting.
The Board Members discussed allowing those abutting property owners who
were present to speak. As the applicant’s agent was not present to make a
presentation, it was the consensus of the Board to continue this item to its November 1,
2011 meeting. Mr. Bolin moved to continue the Public Hearing to the Board’s Meeting
on November 1, 2011. Mr. Miller seconded the motion, which carried unanimously.
NEW BUSINESS
Item No. 3: Site Development Plan and Site Location of Development
Modification approvals to construct outdoor volleyball and
basketball courts, revise a parking area, and widen the
walkway entrance to the NESCOM building at 1 College
Circle in a Government and Institutional Service District.
Husson University, applicant.
Mr. Don Becker, P.E. with CES, Inc. represented the applicant. He indicated that
the Planning Staff discussion in the Staff Memo did a good job at outlining the proposal
and that he was available to answer any further questions the Board may have.
Mr. Bolin discussed the Board’s concern regarding pedestrian safety with a
previous application from the applicant and asked if this was proposed in the same
area. Mr. Gould indicated that this was not the same parking lot. Mr. Bolin stressed
that he felt that the University should be encouraged to add security measures on
campus.
Ms. Williams asked if the applicant had addressed the concerns/suggestions of
the Engineering Department that were noted in the Staff Memorandum. Mr. Gould
indicated that there are still some suggestions from the Engineering Department
regarding the design of the underdrain that they felt might better serve the site. When
asked if the applicant was comfortable with the designs presented, Mr. Becker indicated
that they were comfortable with the plans as they proposed.
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Sara Suyama, an abutting resident at 42 Husson Avenue, indicated that she is
against this project. She indicated that the existing lighting on the site is pointing out
onto Husson Avenue rather than pointing down on the fields. She questioned why the
volleyball and basketball courts were proposed to be outside rather than inside; and
indicated that she is concerned that the applicant does not patrol the parking lots on
these facilities. She also questioned why the applicant submitted incomplete plans.
Planning Officer Gould indicated that this is an application for Site Development
Plan and Site Location of Development Act Modification approvals to construct outdoor
volleyball and basketball courts, revise a parking area, and widen the walkway entrance
to the NESCOM building at the Husson University Campus at 1 College Circle. Mr.
Gould indicated that Staff recommended that the Board approve these applications but
added that if the applicant or their designers wished to incorporate any of the City
Engineer Department’s suggestions that revised plan could be submitted or they could
be made as a condition of approval.
Mr. Bolin moved that the Board approve the Site Development Plan/Site Location
of Development Modification to construct outdoor volleyball and basketball courts,
revise a parking area, and widen the walkway entrance to the NESCOM building at 1
College Circle in a Government and Institutional Service District for Husson University,
applicant. Ms Williams seconded the motion. The Board voted 7 to 0 in favor of the
motion.
Item No. 4: Site Development Plan approval to construct a 1,609 sq. ft.
addition to the existing building, create additional parking
and a gravel lay down area at 160 Perry Road in an
Industry and Service District. Gaftek, LLC, applicant.
Mr. Don Becker, PE with CES, Inc. represented the applicant. Mr. Becker
explained that this is a small addition to the existing building. The applicant is also
creating some additional parking and a gravel area to store equipment.
Mr. Bolin asked if Staff concerns regarding signage, outdoor lighting, and
dumpsters had been addressed. Planning Officer Gould indicated that the applicant had
submitted revised plans which addressed all these concerns except for outdoor lighting
which will need to comply with Section 165-81. Planning Officer Gould indicated that all
of the details of the amended plans are in order and Staff recommended approval.
Mr. Bolin moved that the Board approve the Site Development Plan to construct
a 1,609 sq. ft. addition to the existing building, create additional parking and a gravel
lay down area at 160 Perry Road in an Industry and Service District. Mr. Miller
seconded the motion. The Board voted 7 to 0 in favor.
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APPROVAL OF MINUTES
Item No. 5: Planning Board Approval of Minutes.
Vice Chairman Sturgeon indicated that the Minutes of the October 4, 2011
meeting were in order. Mr. Bolin moved to approve the Minutes of the October 4, 2011
Planning Board Meeting, as printed. Mr. Miller seconded the motion, which carried
unanimously.
Other Business
The Board discussed requesting an overview of Husson University, a possible site
visit by the Board and the preparation of an overall location map of the University.
There being no further items for discussion, the meeting was adjourned at 8:07
p.m.