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HomeMy WebLinkAbout2010-11-02 Planning Board Minutes PLANNING BOARD OF THE CITY OF BANGOR MEETING OF NOVEMBER 2, 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 Jim Ring Peter Witham Lynn Johnson Chairman Brown called the meeting to order at 7:00 p.m. She explained the procedures for conducting public hearings for the benefit of the audience. In the absence of Board Member Theeman, Alternate Member Williams was asked to vote. PUBLIC HEARINGS Item No. 1: Conditional Use/Site Development Plan approvals to construct 22 attached residential dwellings in a Low Density Residential District and Site Location of Development Approval for the 24 existing and the 22 proposed attached residential dwellings at 745 Mount Hope Avenue. Meadowbrook Ridge, LLC, applicant. Chairman Brown indicated that this item was continued from the Board’s October th 19 meeting. She reopened the item and asked for the applicant’s presentation. Mr. Fred Marshall with Plymouth Engineering, as well as, Julie Sites and Diane Pearson with Meadowbrook Ridge, LLC were present in support of the application. Mr. Marshall indicated that at the previous meeting there was information regarding Impervious Surface Ratio and Stormwater calculations that was not complete. Since that meeting, revised plans have been submitted addressing these items. He noted that the Staff Memorandum indicated that they had not yet met the Impervious Surface Ratio (ISR) requirements as they were proposed at .3005 and the maximum is .3. After reworking the 2 site by reducing the width of the roadway in the latest phase of the development from 24’ to 22’ and making some other modifications, the ISR is now at .299 which is just under the .3 requirement. Mr. Marshall discussed the proposed stormwater plan noting that they are proposing to use underdrain storm filters. He felt that by doing so it would be better to treat the stormwater in stages rather that all at once. Also submitted was a copy of the proposed Stormwater Maintenance Plan. Mr. John Logan, 129 Chickadee Lane asked if the retaining walls were taken into account in determining the impervious area. Mr. Gould indicated that on a plan such as this the City relies on the applicant’s engineer to provide correct calculations. If there is a mistake it is at their peril. Chairman Brown closed the Public Hearing and asked for Staff comments. Planning Officer Gould indicated that the applicant is requesting Conditional Use/Site Development Plan approval to construct 22 attached residential units (Phase III) and Site Development Plan and Site Location of Development Act approval for the entire site. Mr. Gould discussed the Impervious Surface Ratio. Since the time that the Staff Memorandum was written and distributed to the Board, Mr. Marshall submitted revised plans correcting the IRS so that it is now indicated at .299. The density of the proposed units of Phase III is below Ordinance standards. The units are concentrated but this is what the Ordinance encourages people to do. There was also some discussion about the closeness of the units. It was pointed out in the Staff Memorandum that there is a provision in the Land Development Code that talks about this type of project where there are multiple buildings on one lot. The Ordinance says that the Planning Board has full authority to readjust that yard space in between buildings if they think that is for the good of the development. The whole intent of cluster development is to try to make the footprint smaller and compact the development. Mr. Gould noted that there isn’t any “wiggle room” in the plan for any additional impervious area (such as for sidewalks). The plans, as submitted, meet ordinance and submittal requirements and Staff recommended approval. Mr. Bolin asked if decks would be considered a part of the ISR. Mr. Gould indicated that if they were up above the ground and had green space below them he did not believe that they would be counted as ISR. Mr. Damon asked if this project met the requirements of the Fire Department as the roadway has been narrowed. Mr. Gould indicated that the Fire Prevention people have reviewed this and have no issues with it. He noted that their general standard is 20 feet of pavement. Chairman Brown asked about snow removal as there doesn’t appear to be much room for snow. Mr. Marshall indicated that there are areas throughout the site where snow could be piled up. Ms. Sites indicated that when the snow banks are too high, they hire a front end loader to haul it away. Mr. Kenney moved that the Board grant Conditional Use approval to construct 22 attached residential dwellings in a Low Density Residential District at 745 Mt. Hope Avenue. Mr. Bolin seconded the motion. The Board voted 7 to 0 in favor. Mr. Kenney moved that the Board grant Site Development Plan approval to construct 22 attached residential dwellings in a Low Density Residential District and for the 24 existing attached 3 residential dwellings at 745 Mount Hope Avenue for Meadowbrook Ridge, LLC, applicant. Mr. Bolin seconded the motion. The Board voted 7 to 0 in favor. Mr. Kenney then moved to approve the Site Location of Development Act application for the proposed 22 attached residential dwellings and the 24 existing at 745 Mt. Hope Avenue in a Low Density Residential District for Meadowbrook Ridge, LLC, applicant. Mr. Bolin seconded the motion and it passed by a vote of 7 to 0. NEW BUSINESS Item No. 2: Site Development Plan approval to construct a 384 sq. ft. storage shed and a 576 sq. ft. garage at 340 Bomarc Road in an Urban Industry District. United States Cellular Corporation, applicant. Mr. Mark Hinkley, Operations Manager, with U.S. Cellular Corporation was present to answer questions of the Board. Mr. Bolin asked if revised plans had been submitted addressing Staff concerns regarding buffering. Planning Officer Gould indicated that this is a fairly simple project. He said that through many decades of experience Staff has found that when things aren’t put on a plan correctly or clearly, often times they are not done on the site. Staff called the consultants and explained to them that Staff finds it very important to include all of the details on the site on the plans. They submitted revised plans that are now in order and Staff recommended Site Development Plan approval. Mr. Bolin moved to approve the Site Development Plan to construct a 384 sq. ft. storage shed and a 576 sq. ft. garage at 340 Bomarc Road in an Urban Industry District for United States Cellular Corporation. Mr. Miller seconded the motion, which passed by a vote of 7 to 0. APPROVAL OF MINUTES Item No. 3: Planning Board Approval of Minutes of October 5, 2010 and October 19, 2010 Meetings. Mr. Bolin moved to approve the Minutes of the October 5, 2010 Meeting and the October 19, 2010 Meeting. Mr. Sturgeon seconded the motion, which passed by a vote of 7 to 0. There were no further items for discussion and the meeting was adjourned at 7:30 p.m.