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HomeMy WebLinkAbout2010-04-06 Planning Board Minutes PLANNING BOARD OF THE CITY OF BANGOR MEETING OF APRIL 6, 2010 MINUTES Board Members Present: Allie Brown, Chairman Paul Bolin Doug Damon John Kenney, Alternate Member John Miller Andrew Sturgeon City Staff Present: David Gould Jim Ring Peter Witham Bud Knickerbocker Lynn Johnson Chairman Brown called the meeting to order at 7:00 p.m. and welcomed Alternate Member John Kenney to the Board. In the absence of Board Member Theeman, Alternate Member Kenney was asked to vote. Item No. 1: ELECTION OF OFFICERS. Mr. Damon moved to nominate Allie Brown as Chairman of the Planning Board for 2010. Mr. Bolin seconded the motion. As there were no other nominations, nominations ceased. The Board voted 5 to 0 in favor of the motion. Ms. Brown abstained from voting. Mr. Sturgeon moved to nominate Miles Theeman as Vice Chairman of the Planning Board for 2010. Mr. Miller seconded the motion. There were no other nominations and nominations ceased. The Board voted 6 to 0 in favor of the motion. 2 PUBLIC HEARINGS Item No. 2: Conditional Use and Site Development Plan approvals to reconfigure the existing drive-thru bank window, parking lot, and lighting at 201 Main Street in a Downtown Development District. People’s United Bank (Merrill Bank), applicant. Mr. Kenney disclosed that he had a conflict of interest as he works for WBRC Architects-Engineers, the firm that is representing the applicant. Mr. Sturgeon asked Mr. Kenney if he was an owner of the firm. Mr. Kenney indicated that he was not a shareholder but was an employee, and that he did not do any work on this project. Mr. Miller indicated that he did not feel that Mr. Kenney has a conflict as he did not work on this project. Mr. Miller moved that Mr. Kenney does not have a conflict of Interest. Mr. Sturgeon seconded the motion which passed by a vote of 4 to 1. Chairman Brown opened the Public Hearing and asked for a presentation. Mr. Paul Brody with WBRC Architects-Engineers represented the applicant. Mr. Brody indicated that the applicant is proposing to shore up the existing retaining wall by placing another retaining wall in front of the existing one, to remove the existing parking and reorient it on the site, and to install new lighting and planting materials. The existing ATM hut and the lane associated with it will be removed and a new ATM Machine and lane will be installed by the drive-thrus next to the bank building. Mr. Brody indicated that they are proposing a Type “A” buffer between the parking lot and Main Street and a Type “C” buffer between the parking lot and Davenport Park. They are proposing a new directory sign which will indicate the four entities within the bank building. Regarding the retaining wall, the bottom level is proposed to be a 12’ high sheet pile wall. Set back a little bit will be another 10 foot modular block wall. They are proposing to use juniper ground cover approximately 18” to 24” high between those two walls to reduce the maintenance. A four foot tall chain link fence is proposed to eliminate the chance for someone stumbling over the two walls. Mr. Brody discussed the conditional use criteria indicating that the project did not need any variances, there will be no change in traffic, and it has access to public utilities. He indicated that the project will actually decrease the impervious surface. Another feature is that they are proposing to add a sidewalk on the site to connect to the City’s sidewalk for pedestrian access from the parking area to the bank building. The Board discussed the proposed lighting and pedestrian access within the site. Chairman Brown asked for comments from proponents and opponents. No one spoke either in favor of or in opposition to the request. Chairman Brown asked for comments from Staff. Planning Officer Gould explained that this is a request for Conditional Use and Site Development Plan approvals at 201 Main Street in a Downtown Development District. Mr. Gould indicated that there are no specific parking 3 requirements in the Downtown Development District. The proposal will net 40 parking spaces and provide all new lighting on the site. Staff had questions relating to the retaining wall regarding plantings and buffering. There is a significant existing wall that holds up the abutting residentially zoned property. The Land Development Code typically asks for some kind of transition zone in cases where two zones meet. What is very unique in this situation is that there is one set of properties at one elevation and this commercial property at another. The ability to provide a landscape buffer on the lower side of this isn’t going to make an effective screen for the residential properties nor do they want to plant significant trees that are going to send root structures down into the retaining wall and undermine what they are trying to achieve. Mr. Gould felt that Mr. Brody explained what they meant by stabilization plantings within the retaining wall. The applicant proposes to reinforce the existing retaining wall by installing two new tiered retaining walls in front of it for almost 200 feet. Mr. Gould indicated that as part of this process the applicant proposes to fill against the retaining wall extension in an area that lies within Davenport Park and connect to a manhole in the park. In order to do this the applicant must obtain an easement from the City to do work in that area. Mr. Gould indicated that the applicant meets the standard requirements for the granting of a conditional use in that it will not require a variance from development standards, it will not create unreasonable traffic congestion on contiguous or adjacent streets; it has access to appropriate utilities, it conforms to the general character of the area; and the plan provides for queuing space of 5 cars at the two drive thru lanes and the ATM lane. Staff recommended approval of both the condition use and site development applications with the condition that the applicant obtains easements from the City to perform the fill work and to connect to a catch basin in Davenport Park. Mr. Bolin moved that the Board grant approval of the Conditional Use and Site Development Plan for Peoples United Bank at 201 Main Street with the condition that the executed easements be obtained from the City to perform the fill work and replace a catch basin in Davenport Park. Mr. Sturgeon seconded the motion. The Board voted 6 to 0 in favor of the motion. NEW BUSINESS Item No. 3: Site Development Plan approval to construct a 14-space parking lot addition at 68 Hillside Avenue in a Contract Government and Institutional Service District. Amicus, applicant. Mr. Ed Bouchea with Penobscot Foundation for Developmental Services, explained that Amicus is their tenant. Amicus is a nonprofit organization that has a day program for disabled people. The number of clients who use this facility has grown and the demand for parking has also grown. Presently, people are parking on-street as there isn’t enough parking available. They are proposing to construct a 14-space parking lot addition so that people won’t have to park on-street. 4 Mr. Bouchea indicated that the applicant for this project should have been Penobscot Foundation for Developmental Services as they are the owner of the property and Amicus is their tenant. Mr. Damon asked if this parking lot expansion will be large enough to accommodate all those using the facility. Mr. Bouchea indicated that they feel that it will. Mr. Kenney asked how frequently the dumpsters on the site are emptied and noted that it appears that the trucks need to drive into the site and back into the area where the dumpster is located. Mr. Bouchea indicated that the dumpsters are emptied once every two weeks and very early in the morning so as not to pose any safety hazards. Planning Officer Gould indicated that this is an application for Site Development Plan approval for an expansion of the parking lot at 68 Hillside Avenue. This site dates back to 1998. At that time there was a design for a stormwater detention pond but that part of the property was sold to the adjacent commercial property owner. This plan makes provisions to deal with stormwater quality. People come to the site during the day. Because of the wetlands on the site it is fortunate that they were able to provide for an additional 14 parking spaces. Planning Officer Gould indicated that the plans as submitted are in order and Staff recommended approval. Mr. Damon moved to grant Site Development Plan approval for a 14-space parking lot addition at 68 Hillside Drive for Penobscot Foundation for Developmental Services. Mr. Bolin seconded the motion. The Board voted 6 to 0 in favor. Item No. 4: Special Committee on Comprehensive Planning Update. Mr. Nathaniel Rosenblatt, Chairman of the Special Committee on Comprehensive Planning discussed with the Board the Committee’s activities to date. The Committee’s goal is to generate a concise, easy to read document that will be useful in guiding decision making. Mr. Rosenblatt indicated that the Committee has developed draft policy recommendations and has developed a document that will enable the Committee rd to solicit meaningful public comment. They have a target date of May 3 for feedback from City Staff, the City Council and the Planning Board. They would like to hold a th public meeting on May 25. Chairman Brown thanked Mr. Rosenblatt and Mr. Damon for their efforts and time commitment involvement in participating on the Committee. 5 APPROVAL OF MINUTES Item No. 5: Planning Board Approval of Minutes of March 16, 2010 and Special Meeting of March 24, 2010. Mr. Bolin moved to approve the Minutes of the March 16, 2010 and March 24, 2010 Meetings. Mr. Miller seconded the motion which passed by a vote of 6 to 0. There being no further items for discussion, the meeting was adjourned at 7:55 p.m.