HomeMy WebLinkAbout2010-03-24 Planning Board Minutes
PLANNING BOARD OF THE CITY OF BANGOR
SPECIAL MEETING
WEDNESDAY, MARCH 24, 2010
Board Members Present: Allie Brown, Chairman
Jeff Barnes
Paul Bolin
Doug Damon
John Miller
Andy Sturgeon
Miles Theeman
City Staff Present: David Gould
Jim Ring
Norm Heitmann
Paul Nicklas
Peter Witham
Bud Knickerbocker
Lynn Johnson
City Councilors Present: Councilor Blanchette
Councilor Palmer
News Media Present: Bangor Daily News
WABI-TV 5
WVII-ABC7
Chairman Brown called the meeting to order at 3:55 p.m.
NEW BUSINESS
Item No. 1: Site Development Plan approval to construct a 22’ x
25’ loading dock addition and reconfigure the
existing parking at 73 Hammond Street in a
Government and Institutional Service District.
Penobscot County, applicant. (Continued from March
16, 2010 Meeting.)
2
Mr. Miller indicated that at the last meeting he disclosed that he has a
conflict of interest with this item as his site had been in prior negotiations with
the Post Office. Mr. Barnes moved that Mr. Miller has a conflict of interest and
should be recused. Mr. Theeman seconded the motion which passed by a vote
of 6 to 0.
Attorney P. Andrew Hamilton noted for the record that the Board had just
completed a site visit touring both the inside and outside of the building. Mr.
Ray Bolduc, P.E. with WBRC Architects-Engineers outlined the site tour in which
additions to the original plan were outlined and pointed out on the site at 73
Hammond Street. He discussed the entrance to the site along Hammond Street,
proposed new sidewalks and crosswalks, the location of the proposed loading
dock; existing and new parking, improvements to the ramp exit onto Franklin
Street which includes parabolic mirrors, pedestrian signals and their proposed
locations.
th
Mr. Hamilton indicated that since the March 16 Planning Board meeting
the applicant has had time to address further questions posed at that meeting.
He noted that Tom Gorrill, of Palmer-Gorrill, Bill Collins, County Administrator
and Dick Shea representing the Postal Service were available to answer
questions of the Board. Mr. Hamilton distributed to the Board a one-page
narrative outlining measures to mitigate concerns expressed by the Board.
Mitigation measures include reducing the height of the retaining wall to improve
visibility, adjustment to the grade and curbing on the ramp to control sheet flows
and reduce icing in the winter; signage to indicate that pedestrians are
prohibited from walking up the ramp, installation of two parabolic mirrors (one at
the top of the ramp and the other at the bottom of the ramp), a warning system
to alert pedestrians that vehicles are approaching at the bottom of the ramp.
This warning system will have lighting and an audio warning system. There will
be a pedestrian crossing at the bottom of the ramp. A suggestion was made to
install a gate, however, after review it was deemed not to be a good idea
because of maintenance issues and if misused it could be more dangerous. They
are proposing signage on Court Street that unauthorized vehicles are prohibited.
They don’t want vehicles beyond the jail or want the public coming in off of
Court Street. They propose a raised pedestrian walk against the building to
guide pedestrians on Hammond Street into the building. The first four spaces
into the site will be designated for long-term employees and the handicap space
will be placed just after those 4 spaces. This will minimize cars backing out of
parking stalls closer to Hammond Street.
The Board had discussed reversing the parking. In reviewing this, Mr.
Hamilton said that they found that it would narrow the walkway into the building,
it may create a parking collision risk, it could increase terrorism threats and it
could pose a risk to the Fire Lane access.
3
Mr. Ray Bolduc discussed the proposed design for drainage improvements
to the site. He explained that presently water sheets along the Franklin Street
ramp. They are proposing to install curbing 2 feet along the retaining wall on
the Franklin Street side to direct this water away from the ramp, minimize
potential icing during the winter, and provide for better drainage on the site.
They proposed to remove a 20-25’, 2-foot portion of the existing retaining wall
for better visibility.
Mr. Sturgeon noted that at the last meeting they were proposing to
remove one parking space to the left of the ramp on Franklin Street and he did
not see that indicated on the site development plan. Mr. Hamilton explained that
a letter has been submitted to the City requesting that this be considered. Mr.
Sturgeon asked where the existing mail box drop off would be located. Mr.
Hamilton indicated that this will be evaluated with the City as to the location.
Mr. Sturgeon asked if anything from the prior site development plan had been
eliminated. Mr. Hamilton indicated that the plans before the Board are in
addition to the other plans.
In response to a question regarding other tenants in the building, County
Commissioner Peter Baldacci indicated that the Maine Department of Corrections
Parole office is presently a tenant and has an entrance on Franklin Street. They
have two parking spaces and create very little customer traffic. The County does
have a prospective tenant which is a nonprofit that does not generate much
traffic and will be provided with 4 parking spaces.
Mr. Theeman discussed his concern with the various uses and allocation of
the parking spaces. He counted 16 spaces against the retaining wall and 21
spaces in the back for a total of 37 spaces - 2 of which were dedicated for
handicap use; 4 of which were designated for postal employees and 6 of which
were designated for other tenants with a remainder of 25 spaces. He indicated
that two spaces will be difficult to use when trucks are backing in and out of the
loading dock, as well as, use of those spaces by the Sheriff’s Office and people
visiting the county jail. He asked Mr. Gorrill if he felt that the remaining spaces
dedicated for the post office use would be adequate. Mr. Gorrill discussed the
traffic study that his firm conducted at the 202 Harlow Street site (present post
office site). He noted that that parking lot is not exclusively used by the post
office but shared by other users in this area. They took a conservative approach
in allocating 25 spaces for post office use. In their view there would be a net pick
up of 5 to 10 spaces at this site. Mr. Gorrill indicated that he felt that 25 spaces
was an adequate amount. Mr. Hamilton indicated that the parking space next to
the loading dock was removed to avoid conflicts.
4
Mr. Theeman had concerns that the site development plan presented
issues that have not been resolved regarding the site. Commissioner Baldacci
indicated that the County did some research as to claims at this location and for
the past 25 years he is not aware of any property damage claims filed. He
added that the current post office location does not own the parking lot across
the street. The City of Bangor owns it. They are proposing dedicated spaces to
the post office use at this site. In addition, there is public parking on street and
in the Columbia Street Parking Deck which is diagonally across the street. Mr.
Baldacci noted that because the Courts have vacated this site there has been a
significant increase in available on-street parking spaces.
Mr. Sturgeon asked City Engineer Jim Ring if he would recommend
eliminating a parking space to the left of the exit ramp onto Franklin Street. Mr.
Ring explained that the elimination of an on-street parking space is a City Council
process. In looking at this he would agree that would be a benefit to eliminate
that parking space and that he would be in support of that.
Chairman Brown indicated that she felt that there was a gain of parking
on the new site. The applicant has done everything that they can with this
project.
Mr. Barnes moved to grant Site Development Plan approval to construct a
22’ x 25’ loading dock addition and reconfigure the existing parking at 73
Hammond Street in a Government and Institutional Service District for Penobscot
County, applicant. Mr. Theeman seconded the motion. The Board voted five in
favor and one opposed to the motion.
There being no further discussion, the meeting was adjourned at 4:45
p.m.