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HomeMy WebLinkAbout2008-03-20 Planning Board Minutes PLANNING BOARD OF THE CITY OF BANGOR MEETING OF THURSDAY, MARCH 20, 2008 MINUTES Board Members Present: Allie Brown, Chairman Nathanial Rosenblatt David Clark Laura Mitchell Jeff Barnes Doug Damon City Staff Present: David Gould James Ring Peter Witham Bud Knickerbocker News Media Present: Bangor Daily News Chairman Brown called the meeting to order at 4:00 p.m. PUBLIC HEARINGS Item No. 1: Conditional Use and Site Development Plan approvals to renovate the existing building for use as research laboratory at 146 Sylvan Road in a General Commercial and Service District. Eastern Maine Healthcare Systems, applicant. Chairman Brown re-opened this Public Hearing which was continued from the Board’s March 20, 2008 Meeting and asked for a presentation. Mr. Brian Ames, Ames A/E, indicated that the applicant is proposing to renovate this existing building for use as a research laboratory. The facility will be in operation from 8:00 a.m. to 4:30 p.m. Monday thru Friday for the Maine Institute for Human Genetics and Health. Mr. Ames explained that there will be interior changes made to accommodate this use. Mr. Ames discussed the conditional use criteria indicating that the proposed use met the standards of the General Commercial and Service District as well as the four general conditional 2 use standards of the Land Development Code. Paul Travis, Larry Beauregard and Addy Dubois were also present in the support of this application. Member Rosenblatt asked how exhaust fumes would be handled and if any State emissions licensing would be required. Larry Beauregard indicated there were two types of hood systems that were used to protect the scientists from fumes. He noted the fumes were exhausted through the roof of the building after going through a HEPA filter system. Mr. Beauregard noted the venting system would be inspected annually to insure it was working adequately. There was no specific State permitting required for that level of emission. Member Damon asked if there was any biological wastes created that would be incinerated and whether there was oversight by some other agency. Mr. Beauregard indicated that based on the type of work they were doing oversight was limited. Ms Dubois indicated the Hospital has a contract for disposal of biological waste and this lab would be included under that contract. Such wastes were not incinerated on-site. Chairman Brown then asked for comments from either proponents or opponents. There being none, she closed the Public Hearing and asked for the Planning Officer’s report. Planning Officer Gould gave a brief history as to the zoning and former uses of the building. Mr. Gould indicated that the operation is proposed to be conducted entirely within the building, there are no noxious or odiferous fumes proposed to be generated by the activity and the building is properly soundproofed. He noted that building elevations were included with the application for the Board’s review. Regarding the site development plan, Mr. Gould indicated that the applicant is proposing changes to the existing site plan to include the installation of three 1,000 gallon propane tanks, a condensing unit, an electrical generator and an exhaust fan. The plan also proposes changes within the existing parking and loading areas to provide for an air handling unit, a 10’ x 15’ shed, and a dumpster. The applicant is proposing full cut-off lighting fixtures that are wall-mounted and downward directed fixtures mounted on 15- foot poles. Existing vegetation will serve as the buffer between this site and the nearest residentially zoned property in the Woodlawn Subdivision and no potential traffic impacts are anticipated from this reuse. Mr. Gould noted that the building and lab facility are well known to the adjacent subdivision and is likely why there was not a large turn out form the adjacent residential subdivision. Planning Officer Gould indicated that the Planning Staff finds the plan complete and consistent with the Standards of Section 165-114. Staff recommended that the Planning Board grant Conditional Use and Site Development Plan approval. 3 Mr. Rosenblatt inquired if there were any issues resulting from fumes what would a neighbor’s recourse be. Mr. Gould noted most all issues concerning compliance and nuisance complaints are reviewed by the Code Enforcement Office. Mr. Gould noted that if the lab is undergoing annual inspections certainly that is something that the Board could request that a copy be provided to them. Mr. Rosenblatt moved that the Board grant Conditional Use approval for Eastern Maine Healthcare Systems at 246 Sylvan Road to renovate the existing building for use as a research laboratory in a General Commercial and Service District. Ms. Mitchell seconded the motion which carried unanimously. Mr. Rosenblatt then moved that the Board approve the Site Development Plan for Eastern Maine Healthcare Systems at 246 Sylvan Road to renovate the existing building for use as a research laboratory in a General Commercial and Service District. Ms. Mitchell seconded the motion which also carried unanimously. There being no further items for discussion, the meeting was adjourned at 4:28 p.m.