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
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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.
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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.