HomeMy WebLinkAbout2009-04-07 Planning Board Minutes
PLANNING BOARD OF THE CITY OF BANGOR
MEETING OF APRIL 7, 2009
MINUTES
Board Members Present Allie Brown, Chairman
Nathaniel Rosenblatt
Jeff Barnes
Doug Damon
John Miller
Miles Theeman
Andy Sturgeon
City Staff Present: David Gould
James Ring
Bud Knickerbocker
Lynn Johnson
Item No. 1: Election of Officers for 2009.
Mr. Theeman moved to nominate Allie Brown as Chairman of the Planning
Board for 2009. Mr. Barnes seconded the motion. As there were no other
nominations, nominations ceased. The Board voted 7 to 0 in favor of the
motion.
Mr. Theeman moved to nominate Nathaniel Rosenblatt as Vice Chairman
of the Planning Board for 2009. Mr. Barnes seconded the motion. There were
no other nominations and nominations ceased. The Board voted 7 to 0 in favor
of the motion.
CONSENT AGENDA
As no one wished to remove the item for discussion, Chairman Brown
asked for a motion. Mr. Rosenblatt moved to approve the Consent Agenda. The
motion was seconded by Mr. Theeman and passed unanimously. The item
approved is as follows:
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Item No. 2: Site Development Plan approval to construct a 24’
wide access road off of Hildreth Street North to the
entrance of the Maine Army Guard Training Institute
Facility in an Airport Development District.
Maine Army National Guard, applicant.
PUBLIC HEARINGS
Item No. 3: To amend the Land Development Code by changing
part of a parcel of land located at 288 Union Street
from Government and Institutional Service District to
Contract Multi-Family and Service District. Said
part of a parcel containing approximately 34,500 sq.
ft. Community Housing of Maine, applicant. C.O. #
09-117.
Chairman Brown opened the Public Hearing and asked for a presentation
by the applicant or its representative. Mr. Bill Lane, of Gartley & Dorsky
Engineering and Surveying, as well as, Randy Poulton with Nickerson & O’Day
and Erin Cooperrider, Development Director with Community Housing of Maine
were present in support of this Contract Zone Change application. Mr. Lane
explained that the applicant is proposing to utilize the Maine Hall dormitory
building (formerly a part of the Bangor Theological Seminary property) for as
many as 30 units of residential housing. Mr. Lane discussed the proposed
contract conditions noting that the applicant proposes to construct 30 units or
less, impose an age standard of 55 years or older, and obtain an agreement with
Seminary Redevelopment LLC (or its successors) for shared circulation, vehicle
access and parking.
Mr. Rosenblatt asked if the applicant had looked into whether this historic
building could be rehabilitated into housing and meet handicapped or ADA
Standards. Ms. Erin Cooperrider indicated that the building has already been
looked at by an architect and a historic specialist and they feel that the building
can house a maximum of 30 units and meet fire codes and handicap accessible
requirements. Mr. Damon asked what type of units that they are proposing. Ms.
Cooperrider indicated that at present they are proposing studio and one bedroom
apartments.
Mr. Paul Cook, of Seminary Redevelopment LLC, told the Board that he
could not imagine a reuse of this building that would have less impact. He said
that he felt that this investment is going to be one that all can be proud of.
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No one spoke in opposition. Chairman Brown closed the Public Hearing
and asked for Staff comments. Planning Officer David Gould explained that this
is an application for a Contract Zone Change from Government and Institutional
Service District to Multi-family and Service District with conditions. Because this
is the former Seminary site it is envisioned for government and institutional uses
in the City’s Comprehensive Plan and Land Use Policies. If you replace the
institutional use there the area is a continuation from the downtown densities to
single family densities on Pond Street. Mr. Gould noted that previously, several of
the other former Seminary parcels have been rezoned to Urban Residence 2
District. While staff may have liked to have seen a lower density for this
application and a higher age standard to define elderly housing, the reuse of this
historic structure for a targeted housing population certainly fills a need in the
City. Mr. Gould indicated that the Staff recommended that the Board
recommend approval to the City Council.
Board Members discussed the proposed contract conditions, parking
needs associated with this type of use, and proposed use of the site if this
project does not move forward. Mr. Gould noted the Board needs to rely on the
conditions of the contract and not the present applicant before them.
Mr. Barnes moved that the Board recommend to the City Council that the
zone change request contained in C.O. # 09-117 from Government and
Institutional Service District to Contract Multi-family and Service District for a
portion of 288 Union Street for Community Housing of Maine be approved. Mr.
Theeman seconded the motion which carried by a voted of 7 to 0.
APPROVAL OF MINUTES
Item No. 4: Planning Board Approval of Minutes.
Chairman Brown indicated that the Minutes of the March 21, 2009
meeting were in order. Mr. Rosenblatt moved to approve the Minutes of the
March 21, 2009 Planning Board Meeting. Mr. Barnes seconded the motion. The
Board voted 7 to 0 in favor of the motion.
Other Business
Chairman Brown welcomed newly appointed Member Andy Sturgeon to
the Board.
There being no further items for discussion, the meeting was adjourned at
7:28 p.m.