HomeMy WebLinkAbout2010-07-13 Planning Board Minutes
PLANNING BOARD OF THE CITY OF BANGOR
SPECIAL MEETING OF JULY 13, 2010
MINUTES
Board Members Present: Allie Brown
Paul Bolin
Doug Damon
John Kenney
John Miller
Andy Sturgeon
Julie Williams
City Staff Present: David Gould
Jim Ring
Peter Witham
Lynn Johnson
Chairman Brown called the meeting to order at 7:00 p.m. In the absence of Board
Member Theeman, Alternate Member Williams was asked to vote.
CONSENT AGENDA
Item No. 1: Site Development Plan approval to construct a farm pond at 43
Finson Road in a Rural Residence and Agricultural District. Mike
Longo, applicant.
Chairman Brown indicated that she would like to remove this item from the Consent
Agenda for discussion. The Board was in agreement not to place this item under New
Business. Mr. Kenney moved to recuse Mr. Sturgeon from voting on this item due to a
conflict of interest as he works for the design firm that prepared the Site Development Plan.
Ms. Williams seconded the motion which passed by a vote of 6 to 0.
Mr. John Theriault, P.E. with J. W. Sewall Company explained that this plan is to
construct a farm pond at 43 Finson Road. This pond is strictly for aesthetic purposes but
because of its size it needed to be reviewed by the Planning Board. He discussed the design
and how it will capture stormwater runoff.
Chairman Brown asked about the proposed grassed ditch and the 25-year storm event
as she had concerns that this might flood onto the neighboring property. Mr. Theriault
explained that they propose to install a depression on the top of the berm so that if the pond
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should overflow, it will flow down to a grassed swale which flows into a channel that outlets
to the stream adjacent to the property. In doing so, it will flow at a lower rate post-condition
than at the pre-condition flow.
Chairman Brown asked if there would be any type of maintenance of the swale to
insure that it remains open. Mr. Mike Longo, the applicant indicated that there is
approximately 1,000 feet of ditch area that he maintains on a weekly basis.
Chairman Brown asked for Staff comments. Planning Officer Gould indicated that this
is a request for Site Development Plan approval to create a farm pond at 43 Finson Road.
This application under the Land Development Code fits under the category of a fill and grade.
The City Engineer reviewed the details and does not have any concerns regarding
downstream impacts or impacts on neighboring properties. Mr. Gould indicated that the
plans were in order and Staff recommended Site Development Plan approval.
Mr. Bolin moved to grant Site Development Plan approval to construct a farm pond at
43 Finson Road for Mike Longo, applicant. Mr. Miller seconded the motion. The Board voted
6 to 0 in favor.
NEW BUSINESS
Item No. 2: Site Development Plan and Planned Group Development
approvals to construct a parking lot on a geo-block retaining
wall structure located at 17 Second Street in a Government and
Institutional Service District. The Bangor Y and Y Vision, LLC,
applicants.
Mr. Sturgeon moved to recuse Mr. Kenney from voting on this item due to a conflict
of interest as he works for the design firm that prepared the site development plan. Mr.
Damon seconded the motion which passed by a vote of 6 to 0.
Attorney P. Andrew Hamilton of Eaton Peabody, representing the applicant explained
that the Y was recently before the Board with a request to rezone 10 parcels of land. This
application is for Site Development Plan and Planned Group Development approvals to
construct a parking lot. The Planned Group Development request is because there are two
entities of ownership involved for financing purposes.
Mr. Mike Siele, CEO of Bangor Y gave a brief overview of the Y’s future plans. He
noted that this parking lot expansion is the next step in the Y’s plans to consolidate both of
its operations to this site.
Ms. Anna Faloon a Civil Engineer with WBRC Architects-Engineers discussed the
different plan set sheets explaining the existing conditions, the demolition plan, the
landscaping plan and the site development plan.
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Mr. Damon asked about snow removal on the site and if the snow would be pushed
on-site or taken off site. Because the parking lot will be above the Sanford Street properties
he asked if the snow melt would run down onto those properties. Mr. Siele explained that
they have a contractor who plows and removes the snow from the site so that they maintain
as many parking spaces as possible.
Ms. Faloon explained that as part of the stormwater plan they are proposing that the
drainage be graded to run to the middle of the site and then underground to the Sanford
Street combined system. She indicted that there won’t be a substantial increase in runoff
into the Sanford Street system and there will be a slight increase from runoff into the Union
Street combined system. Ms. Faloon explained that in prior site plan approvals some of the
landscaping plants did not get planted and they have included them in this site design. In
addition to those plantings, the proposed plantings meet the current Land Development
Code landscaping and buffer requirements.
Mr. Bolin asked about the height of the proposed concrete wall and buffer
requirements. Mr. Paul. Monyok with WBRC Architects-Engineer discussed the wall noting
that there is a change in height from at grade at either end of the wall to 14 feet. They are
proposing to plant trees and shrubs along the wall which will meet buffer requirements.
Chairman Brown asked for Staff comments. Planning Officer Gould explained that this
request is for Site Development Plan approval, as well as, Planned Group Development (PGD)
approval to create a 90-space parking lot. The PGD is largely an issue of how they are
financing this project. In order to review this as one site development both parties needed
to enter into an agreement to act as one owner so that there are no issues with lot lines
internal to the project. Mr. Gould discussed the B buffer yard abutting the parking lot and
the C buffer where the parking lot abuts the residential uses. Regarding stormwater, Mr.
Gould indicated that the site does not have much of a change in stormwater as the plans
indicate on-site retention to handle runoff. The applicant is proposing to construct a new
sewer on the site and the City will require an easement to access that sewer. The lighting
meets the new city standards relative to the height of the lighting fixtures. Mr. Gould noted
that some of the existing off-site parking lots have been included on the plans showing
landscaping that was not planted as part of earlier site plan approvals. Staff recommended
approval noting that the City will require a sewer easement to access the new sewer.
Mr. Damon moved approval of the Site Development Plan and Planned Group
Development for construction of a parking lot at 17 Second Street in a Government and
Institutional Service District for Bangor Y, and Y Vision LLC, Mr. Bolin seconded the motion,
which passed by a vote of 7 to 0.
Item No. 3: Site Development Plan approval to construct an on-site bus
loading and unloading area at 53 Thirteenth Street (Fairmount
School) in a Government and Institutional Service District.
Bangor School Department, applicant.
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Ms. Jeanna DeTour with Carpenter Associates represented Bangor School Department.
She indicated that this site development plan is to address the safety of the students who are
being picked up and dropped off at the Fairmount School off of Thirteenth Street. Presently,
the children are dropped off in the front of the building. They are proposing to install a new
entrance at the south of the building with a cul-de-sac in order to separate the cars and the
buses to improve traffic flow. A portion of the back playground will be replaced with grass to
ensure separation between the playground and the cul-de-sac. They are proposing to
reroute the stormwater runoff into a depression at the top of the cul-de-sac and a new
underground outlet will be connected from the bottom of that pond to an existing catch basin
which is at the end of Lane Street. 12 new parking spaces have been added to the staff
parking lot to the north to address future growth.
Chairman Brown indicated that while this is not a public hearing there were citizens in
the audience who were in attendance regarding this item. She asked the Board Members if
they wished to entertain comments from the public. Mr. Damon moved that the Board allow
anyone from the public who wishes to address this item an opportunity to speak. Mr.
Sturgeon seconded the motion. The motion carried by a vote of 7 to 0.
Ms. Cynthia Simpson, 45 Lane Street spoke in opposition. She indicated that she lives
in the last house on Lane Street on the right-hand side. Mr. Gilligan who lives across the
street from her had hoped to attend but was not able to do so. She said that they are
concerned that the plan has not been well worked out and they have doubts as to whether
or not it could actually work.
Ms. Simpson expressed their concerns that there wouldn’t be enough room for the
four school buses and the snowplow to turn around in this area, and where they are
proposing to put the snow. She expressed concern that they are proposing to place the
dumpsters 25 feet from her house. She said that she had talked to several people on Lane
and Dexter Streets. They are concerned about parking for the ballfields because the
proposed parking lot will now be half the size it was. She indicated that they already have
issues with people coming into the park after hours that are drinking and partying and they
are afraid that with the placement of the proposed cul-de-sac this is going to be right up
against the neighborhood. Ms. Simpson had questions as to whether or not they are
proposing a fence, and said that there is a recently installed gas line which crosses this
project area that could pose safety concerns. Ms. Simpson indicated that she was concerned
that this would lead to her basement being flooded and future expansion toward her
property.
Ms. Sara Moon 46 Dexter Street also spoke in opposition. She has three daughters
and has many neighbors who have children who walk through the area where the buses will
now be coming through. She felt that having buses coming around the back side of the
school is going to cause more safety problems for the children than it is going to solve. She
said that she felt that there was enough room on the front of the school to be able to put in
a U-shaped drive for them to come in and drop off the children and pick them up safely, thus
eliminating the problem of traffic on the street. She said that this is costing a lot of money in
this economy.
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Planning Officer Gould indicated that this application is for Site Development Plan
approval for Bangor School Department to construct a school bus drop off area on the side of
the Thirteenth Street School and to do some improvements to the parking on the front of the
site in a Government and Institutional Service District. The plan proposes to create a C
Buffer between the school property and the bus turnaround and the adjacent residential
properties. The proposed plan is designed to capture any new stormwater that would come
off of the new paved turnaround, store some of that in a detention area, and outlet it to a
catch basin to the end of Lane Street. The plan is to remove pavement that is presently
behind the school that will be replaced with a green area between what is the bus area and
the existing pavement. Mr. Gould indicated that Staff felt that the plans meet the Site Plan
Review standards.
In rebuttal, Ms. DeTour noted that for a 25-year storm event they did a hydrocad plan
that shows that with this plan there will be no negative impact from stormwater runoff from
this project. In fact, it will be less. The snow removal is proposed to go into the detention
pond. The dumpsters were placed there to get the traffic away from the staff parking area
which sees more traffic. The traffic problems that they were experiencing were from people
passing buses while their lights were still on which was causing traffic congestion on
Thirteenth Street. By separating the two, sight vision along Thirteenth Street will be better
without the buses in front of the school. There is an existing fence that goes along the
existing property line right next to the buffer. A small portion of the chain link fence will be
cut only for the new entrance.
Mr. Sturgeon asked if thought had been given to placing this on the right- hand side of
the building. Ms. DeTour indicated that in looking at the site the right-hand side has
playgrounds. She explained that the buses will drop off students next to the building and
pick them up next to the building thus always loading and unloading next to the building.
There are four buses which load and unload.
Mr. Kenney asked if they proposed any fencing around the dumpster. Ms. DeTour
indicated that they did not. Mr. Gould indicated that there are no specific requirements for
such a fence within the Land Development Code.
Mr. Miller asked why they moved the dumpsters. Ms. DeTour indicated that there are
less conflicts in relocating the dumpsters from the staff parking area to this area.
Chairman Brown asked City Engineer Jim Ring to comment on drainage. Mr. Ring
indicated that the drainage on this site is relatively flat. Currently the runoff from the side of
the school building is sheet flow toward the adjacent properties. The applicant summarized
the values of the peak flows based on a 25 year flow and in his analysis it appears to be
correct. The proposed design lessens the proposed runoff on the site.
Mr. Sturgeon asked if the Board could encourage the applicant to require that the
dumpsters not be picked up at 3:00 a.m. Mr. Gould indicated that this cannot be enforced
through Site Development Plan approval.
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Chairman Brown asked for a motion. Mr. Sturgeon moved to approve the Site
Development Plan to construct an on-site bus loading and unloading area at 53 Thirteenth
Street in a Government and Institutional Service District for Bangor School Department. Ms.
Williams seconded the motion. The Board voted 7 to 0 in favor of the motion.
APPROVAL OF MINUTES
Item No. 4: Planning Board Approval of Minutes.
Chairman Brown indicated that the Minutes of the June 16, 2010 Meeting were ready
for consideration. Mr. Bolin moved to approve the Minutes of the June 15, 2010 Meeting.
Mr. Damon seconded the motion. The motion passed by a vote of 7 to 0.
There being no further items for discussion, the meeting was adjourned at 7:58 p.m.