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HomeMy WebLinkAbout2007-12-18 Planning Board Minutes PLANNING BOARD OF THE CITY OF BANGOR MEETING OF DECEMBER 18, 2007 MINUTES Board Members Present: Robert Guerette, Chairman David Clark Nathaniel Rosenblatt Jeff Barnes Allie Brown City Staff Present: David Gould James Ring Peter Witham News Media Present: Bangor Daily News Chairman Guerette called the meeting to order at 7:00 p.m. and asked both Associate Members to vote. CONSENT AGENDA As no one wished to remove the item from the Consent Agenda, Chairman Guerette asked for a motion. Mr. Rosenblatt moved that the Board approve the Consent Agenda. The motion was seconded by Mr. Barnes and it passed unanimously. The item approved is: Item No. 1: Site Development Plan approval to expand the existing parking lot by 33 parking spaces with related lighting and landscaping improvements at 133 Corporate Drive in a Technology & Service District. Sunbury Medical Properties LLC, applicant. PUBLIC HEARINGS Item No. 2: Conditional Use and Site Development Plan approvals to expand the existing building by 1,344 square feet and expand the outdoor storage area by 7,000 square feet in a General Commercial & Service District at 1240 Hammond Street, John R. Coughlin d/b/a Glidden Auto Body, applicant. 2 Chairman Guerette opened the Public Hearing and asked for a presentation by the applicant. Mr. Fred Marshall from Plymouth Engineering representing the applicant explained that this proposal is for a small addition (1,344 sq. ft.) to the existing building for use as a parts room. The applicant is also seeking approval of the gravel outdoor storage area and additional asphalt area (for a total of 7,000 sq. ft.) that was added to the plan but was never approved. Also the approved buffers were not maintained and the applicant is proposing to restore them in accordance with the approved site plan. Mr. Marshall indicated that the applicant has an agreement to use land on the abutting parcel for additional car storage and is proposing to place the fill from this project on this area to cover a proposed culvert. Mr. Marshall indicated that this site is located within the Shaw Brook watershed which is an urban impaired stream. Because this site was developed prior to the designation of the Shaw Brook watershed and was under the threshold, they do not need to reapply for another stormwater permit. Ms. Brown asked if the applicant had documentation that they did not need to reapply for another stormwater permit or if what was existing on the site was adequate for this proposal. Mr. Marshall indicated that he had talked with Jim Beyer at the Department of Environmental Protection but that they did not have any documentation. Mr. Clark asked if the outdoor display was for cars waiting to be repaired. Mr. Marshall indicated that cars waiting to be repaired would be outside while cars under repair would be kept inside. Chairman Guerette asked for proponents and opponents. There being none he closed the Public Hearing and asked for Staff comments. Planning Officer Gould indicated that this application from John Coughlin d/b/a/ Glidden Auto Body is for conditional use and site development plan approval to construct a 1,344 sq. ft. addition to the existing building. This business has been in place for a number of years. An auto body shop is a conditional use in the General Commercial and Service District. Mr. Gould discussed the conditional use standards within the district, as well as, the four standard conditional use criteria within the Land Development Code indicating that this proposal met those standards as all repair work is contained within the building, the use will not create unreasonable traffic congestion, it meets the Land Development Code development standards, provides for all utilities and meets the architectural standards. Mr. Gould pointed out that a portion of the site had been expanded. Staff encouraged applicant to make sure that this is consistent with the State’s watershed requirements as the site is in an urban impaired watershed. Planning Officer Gould indicated that Site Development Plan meets submittal requirements and Staff recommended that the Board approve both the Conditional Use and the Site Development Plan. Mr. Rosenblatt asked if Staff was comfortable that the stormwater system would be able to handle the expansion. Mr. Gould indicated this information was also reviewed by City Engineer Jim Ring and that Staff found that there was no indication that this addition will overburden the existing system. 3 Chairman Guerette asked if the vehicle storage area was completely screened from view. Mr. Marshall discussed the location of the storage area and the proposed screening and buffers. Chairman Guerette expressed his concern that all of the conditions approved by the Board are complied with. Mr. Marshall indicated that he reminded the applicant that he is not to pave any more area than what is currently there. Mr. Marshall noted that the building will essentially look the same as they propose to take the metal panels on the building and move them out 20 feet. Mr. Rosenblatt moved that the Planning Board grant Conditional Use approval for the expansion to the existing building by 1,344 sq. ft. at 1240 Hammond Street for John R. Coughlin d/b/a Glidden Auto Body., applicant. Mr. Clark seconded the motion. The Board voted unanimously in favor the motion. Mr. Rosenblatt moved that the Board grant Site Development Plan approval to this same proposed expansion. Mr. Clark seconded the motion, which also carried unanimously. NEW BUSINESS Item No. 3: Site Development Plan approval to expand the existing building 1,200 square feet and for related parking, landscaping, and lighting improvements at 340 Stillwater Avenue in a Shopping & Personal Service District. SJM Realty Trust, applicant. Chairman Guerette asked the applicant or their designee to explain the project. Jennifer Siter of Plymouth Engineering, explained that the applicant is proposing a 1,200 sq. ft. addition to the existing building (Paper and Clay) at 340 Stillwater Avenue. The present tenant has outgrown the space and will occupy this new addition. Ms. Siter indicated that there are a number of Land Development Code issues with this site and the owner is prepared to make changes to bring the site into conformance. Planning Officer Gould indicated that the applicant, SJM Realty Trust is requesting Site Development Plan approval to construct a 1,200 sq. ft. addition to the existing retail craft store at 340 Stillwater Avenue in a Shopping and Personal Service District. This site was originally developed in the late 1970’s as a convenience store. The site has a number of inconsistencies with the current Land Development Code relative to vehicle maneuvering and parking, and buffers. The applicant is agreeable to bring those into compliance. Staff looked at the opportunity to reduce the curb cuts on Stillwater Avenue but the designers felt that they wished to leave them as they are. Mr. Gould indicated that this plan has some compromises, however, Staff felt it met the basic requirements of the Land Development Code. Mr. Rosenblatt noting that while this use is not a high traffic generator it is a site where there have been many tenants and this business could change in the future. He asked what future review opportunities the Board would have especially if a future tenant was a heavy traffic generator. Mr. Gould indicated that if the site were reused as a conditional use it would need to come back before the Board for review. However, he doubted that this site 4 could be used by a use that would generate more than 100 trips thus requiring an Maine Department of Transportation Traffic Movement Permit. Ms. Siter indicated that what they have proposed to reduce the size of the curb cuts thus closing them up some. Chairman Guerette asked if the existing vegetation would create any sight problems. Ms. Siter indicated that there is a telephone pole there that requires that whatever is planted there needs to be short and will not be a hindrance to cars. Ms. Brown asked if the applicant had to treat the interstate as a road and if it is under a State or City regulation. Mr. Gould indicated that they were required to treat this as a road and it is a City code issue. As there were no further questions, Ms. Brown moved that the Board grant Site Development Plan approval to SJM Realty Trust at 340 Stillwater Avenue. Mr. Barnes seconded the motion which carried unanimously. Item No. 4: Site Development Plan approval to construct a 2,700 square foot restaurant and 3,000 square feet of retail space at 1408 Hammond Street in a General Commercial & Service District. Katherine and Scott Goodine, applicants. Chairman Guerette asked the applicant or their designee to review this project. Ms Jennifer Siter, of Plymouth Engineering, explained that this site is the former Dorr farm. They are proposing a restaurant with two attached leased spaces. This is a triangular site with lots of buffering for the parking. They also propose one access on Route 2 and one on the Hammond Street side to simplify truck delivery and satisfy potential clients. Chairman Guerette asked what the potential was for short cutting from one street to the other and what measures they were proposing to prevent it. Chairman Guerette pointed out that this Route 2 seems to be heavily traveled in the morning and evening hours and he asked if this use would add to that flow. Ms. Siter indicated that the restaurant use will add to that flow. She discussed their trip generation report which looked at the restaurant and leased space trips at maximum capacity. The total trips would be 51.4 trips per hour. Ms. Siter indicated that they did not feel that there is a concern for cut thru traffic as there are very few houses on Hammond Street extension. Chairman Guerette then asked for the Planning Officer’s report. Planning Officer Gould indicated that the applicant is requesting Site Development Plan approval to construct a 5,923 sq. ft. building at 1408 Hammond Street in a General Commercial and Service District. This is a unique triangular parcel which makes it somewhat difficult to layout a building and parking. Because this is a new site they are required to do all of the current development standards such as B-2 buffers. There is the potential concern for cut thru traffic but because this is a fairly light traffic area, Staff did not feel that this is a large problem but wanted to bring this to the applicant’s attention. Mr. Gould indicated that Staff 5 feels that the Site Development Plan this meets the Standards of Chapter 165-114, and recommended that the Board grant Site Development Plan approval. Mr. Rosenblatt asked about the Staff comments regarding pressure to maximize development and the proposed buffers. Planning Officer Gould explained that where the driveway is located affects where the buffers are located and even though the width of the buffers are reduced in some locations, they have reoriented the same number of plants within that space. Chairman Guerette asked for a motion. Mr. Rosenblatt moved that the Board grant Site Development Plan approval to construct a 2,700 square foot restaurant and 3,000 square feet of retail space at 1408 Hammond Street in a General Commercial & Service District for Katherine and Scott Goodine, applicants. Ms. Brown seconded the motion. The Board voted 5 to 0 in favor. APPROVAL OF MINUTES Item No. 5: Planning Board Approval of Minutes. There were no Minutes for Board consideration. Other Business The Board discussed the proposed amendment developed by the City Council and the Transportation and Infrastructure Committee to add two Full Board Members, quorum requirements, and the number of Board Members needed to approve items. Mr. Gould distributed updated draft open space language for the Board’s review. There being no other items for consideration, the meeting was adjourned at 8:52 p.m.