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HomeMy WebLinkAbout2010-12-21 Planning Board Minutes PLANNING BOARD OF THE CITY OF BANGOR MEETING OF DECEMBER 21, 2010 MINUTES Board Members Present: Allie Brown, Chairman Paul Bolin Doug Damon John Kenney John Miller Andy Sturgeon Julie Williams, Alternate Member City Staff Present: David Gould Paul Nicklas Peter Witham Chairman Brown called the meeting to order at 7:00 p.m. In the absence of Board Member Theeman, Alternate Member Williams voted. PUBLIC HEARINGS Item No. 1: To amend the Land Development Code by changing a parcel of land located at 76 Pier Street from Urban Residence One District to Urban Residence Two District. Said parcel of land contains approximately .32 acres. Community Housing of Maine, Inc., applicant. C.O. # 11- 33. Chairman Brown opened the Public Hearing and asked for a presentation. Ms. Brenda Perry of Community Housing of Maine (CHOM) indicated that this request was to rezone 76 Pier Street to allow it to be renovated into four dwelling units. Ms. Perry noted CHOM funds their affordable housing projects from Maine State Housing Authority money, Rural Development funding sources, HUD funds and conventional bank lending. CHOM has 55 properties throughout the state providing 519 dwelling units. They have a number of properties in Bangor and are currently redeveloping 2 projects on Court Street and Union Street. She noted while a specific redevelopment plan had not been finalized they anticipate a portion of the existing structure would be removed and the remaining masonry structure would be renovated to create four, one- bedroom units. No one spoke either in favor of or in opposition to the proposed zone change request. Chairman Brown closed the Public Hearing and asked for Staff comments. Planning Officer Gould indicated the Comprehensive Plan identified this area as low density residential and URD-1 Zoning policy. The Planning Office supports allowing this property to have up to four dwelling units if it will facilitate the rehabilitation of the nonconforming property. Board Member Sturgeon asked if any concerns had been expressed from the school department. Mr. Gould indicated he had not heard from them, but would presume their interests would be similar to the other abutters and that a 4-unit building would be a better neighbor than an empty, abandoned ice cream factory. The Board members asked if they would get to review the site prior to its redevelopment and what the off-street parking requirement would be. Mr. Gould noted that similar to the Walter Street rezoning the Code Office determined that the change of a nonconforming use does require site plan review. The basic parking standard for 4-units is two off-street parking spaces per unit, if the occupancy is for elderly, or government assisted units the requirement may be less. Mr. Sturgeon moved to recommend to the City Council that the zone change request contained in C.O. # 11-033 from Urban Residence 1 District to Urban Residence 2 District at 76 Pier Street for Community Housing of Maine be approved. Mr. Bolin seconded the motion which passed by a vote of 7 to 0. APPROVAL OF MINUTES Item No. 3: Planning Board Approval of Minutes. Mr. Bolin moved to approve the Minutes of the December 7, 2010 Meeting. The motion was seconded, and it passed unanimously. Other Business Planning Officer Gould discussed with the Board the process and timeframe for review and adoption of the updated Comprehensive Plan 2005 Revision. After reviewing possible dates, it was the consensus of the Board to holding a Public Hearing at its meeting on February 1, 2011. 3 NEW BUSINESS Item No. 2: Planning Board Review - Stormwater Utility Feasibility Study Assistant City Solicitor Paul Nicklas discussed with the Board the Bangor Clear Streams Project which is a term used to describe an effort by the City and others to manage stormwater and surface waters. Mr. Nicklas gave a history of the City’s stormwater and sewer management. However, with all of the efforts done to manage sewers and industrial pollution the largest polluter is stormwater. As land is developed more impervious surface areas are created. When stormwater runs off it picks up dirt, salt, fertilizer and heavy pollutants which eventually runs into streams and other bodies of water. These pollutants harm the aquatic life in the streams and increase flooding which can result in loss of property. In order to try to solve this problem, the City needs information and data on the watersheds and streams, needs a plan as to how to fix them, needs to implement the plans and needs money to pay for all of this. The City has five urban impaired streams that need to be cleaned up or monitored. Costs estimates project a yearly cost of approximately 2.3 million per year. The City is looking at several options to pay for this. Options include requiring property owners of a certain size to either pay $3,000/year for each acre of impervious area that they have or require that they pay the costs to bring their own property into compliance. Another option would be for the City to pay for the improvements through property taxes and this would require a significant increase in the tax rates. The full burden would be on the taxpayers as government property and nonprofits do not pay property taxes. The amount would be assessed on the total value of the property and not on how much impervious area is used. Also considered is a storm water utility district which would be similar to the water and sewer district. The property owner would pay a fee based upon the amount of service provided. Because this is a fee and not a tax it would include all property owners, residences, business, nonprofits, etc. and would be much more affordable. The question is what is the best option for Bangor. Mr. Nicklas explained that the City is being proactive in that it would like to be able to establish its own program rather than having the State mandate a program that the City has to follow. th Mr. Nicklas indicated he is planning to hold other presentations on January 12 and February 17 at 12 noon and 5:00 p.m. and wants to make presentations to various business groups. Chairman Brown suggested holding one at Bangor High School. Mr. Nicklas indicated that he felt that this was a good idea. 4 Mr. Bolin expressed concerns as to how this will be paid for and that the costs associated with nonprofits will be passed along to the citizens of Bangor to keep it afloat. He felt that the costs may make the difference in whether or not many of the nonprofits survive. Mr. Damon was concerned that the costs of cleaning up the streams might drive businesses out of town. It would be a very large cost to larger businesses with larger sites. He felt that if it is set up as a utility, government entities and nonprofits would pay. Renters would either pay or it would be paid by the property owner. Mr. Kenney asked if credits would be given to those sites that have made provision for stormwater treatment. Mr. Nicklas indicated that they are looking into a credit system. Mr. Kenney indicated that he felt that when you do things to protect the environment it attracts business and is a plus for business. Mr. Bolin suggested a fourth option where the costs would be paid for out of existing City funds. There being no further business, the meeting was adjourned at 8:10 p.m.