HomeMy WebLinkAbout2005-02-01 Planning Board Minutes
PLANNING BOARD OF THE CITY OF BANGOR
MEETING OF TUESDAY, FEBRUARY 1, 2005
MINUTES
Board Members Present: Robert Guerette, Chairman
Hal Wheeler
David Clark
Ryan King
Nathaniel Rosenblatt
Patricia Cummings
Jonathan Siegel
City Staff Present: Katherine Weber
David Gould
Chairman Guerette called the meeting to order at 7:00 p.m.
CONSENT AGENDA
Mr. Rosenblatt asked to remove Item No: 1 from the Consent Agenda so
that he could ask the applicant and Staff a few questions.
NEW BUSINESS
Item No. 1: Final Subdivision Plan re-approval of a 28-lot
subdivision located off of Essex Street, East
Broadway, and Lancaster Avenue in a Low Density
Residential District. Land Investments, Inc.,
applicant.
Mr. Ed Russell, Esq., indicated that he represented the applicant, Land
Investments Inc. Mr. Russell noted that while he was not present through the
original approval process, he would try and answer any questions of the Board
concerning this re-approval request.
Mr. Rosenblatt asked why the subdivision guarantee was not in place. Mr.
Russell indicated that the applicant had been seeking a buyer for the project and
the details concerning the cost of public improvements were, until recently, in a
state of flux. Mr. Russell indicated that there now appears to be some
agreement on the cost of the public improvements and that he anticipates that
the improvement guarantee details will be completed shortly.
There being no further questions, the Chairman called for a motion. Mr.
Rosenblatt moved to approve the Final Subdivision Plan for Libby View Estates
for a 28-lot residential subdivision, for Land Investments Inc., applicant with the
conditions that the applicant provide the City with an improvement guarantee
including the cost of widening East Broadway and applicable development
easements, in a form that is acceptable to the City Solicitor, within one-hundred
and twenty (120) days of Final Plan approval.
Mr. King seconded the motion, and the Board voted 4-1 in favor of the
motion to approve the Final Plan for Libby View Estates, with conditions.
APPROVAL OF MINUTES
Item No. 2: Planning Board Approval of Minutes.
Mr. Rosenblatt moved to approve the Minutes of the January 18, 2005
Planning Board Meeting. Mr. Clark seconded the motion. The Board voted
unanimously to approve the Minutes of the January 18, 2005 Meeting.
Item No. 3: Comprehensive Plan Update Project.
Chairman Guerette wished to thank the Board Members for their
attendance. While the number of residents may have been slightly less than the
first session, there was a good discussion on several land use issues. Chairman
Guerette turned the floor over to Planning Officer Kate Weber.
Ms. Weber distributed materials for the third workshop to be held on
Tuesday, February 8, 2005 at the Downeast School. Ms Weber indicated that
this was a very diverse quadrant, with suburban and rural areas stretching from
the town lines of Hampden and Hermon out to Glenburn. The quadrant includes
the Airport, UCB, Maine Business Enterprise Park, and the Airport Mall. Further
out there is a mix of residential uses. These broad mixes of uses may bring a
wide diversity of comments from citizens.
Mr. Siegel noted that a number of residents seem to have a misconception
of what the Planning Board’s role or level of input is in the City’s overall
development scheme. Ms. Weber indicated that a description of the Board’s
legal authority and limitations could be presented.
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Ms. Cummings felt that while it was good to have a roving microphone
some Staff assistance in that process may be helpful to limit run-on commentary.
Mr. Wheeler thought the room dynamics were better with the less formal
setting of the first session at Abraham Lincoln School.
Mr. Rosenblatt asked what the course of action would be after the last
neighborhood session, and if specific amendments would be drafted. Ms. Weber
indicated that the residents’ comments would be summarized and organized.
Those issues may highlight the need to make policy changes. Ms. Weber asked
Mr. Gould to elaborate if he wished.
Mr. Gould indicated that he saw the next step similar to Ms. Weber’s.
Once the citizen input has been received and categorized, the Board will want to
compare that to existing policies to see if changes are warranted. As the Board
is already aware, some comments look at conflicting issues. Mr. Gould also noted
that the Comprehensive Plan tends to have very broad policy statements that
encompass many points of view. Truly the measure of the Comprehensive Plan is
not in achieving a specific end-state but providing guidance on a day to day or
meeting to meeting basis which is developed without the pressures of a pending
application and which has a broad vision.
Mr. Rosenblatt asked if the Board should deal with specific issues such as
off-street parking changes for office uses. Mr. Gould noted that in planning,
there are goals, policies, and objectives and the implementation of those goals.
Right now the Board is working on the planning elements and implementation.
Zoning amendments will come later.
Chairman Guerette asked what approach the Board should take in
reviewing the Comprehensive Plan. Mr. Gould indicated that Staff would not
suggest that they try and tackle it all at once. Review can be done section by
section with emphasis on those sections that are more directly used in land use
decisions.
Planning Officer Weber indicated that using spread sheets for various
topics like housing types, locations, densities, and mixed uses could be laid out
with associated implementation strategies. The work should result in an
abbreviated guidance plan more useful to the Board and the public. Chairman
Guerette asked if it will it be an update, an addendum, or a whole new plan. Ms
Weber indicated not a whole new plan, but an interim step.
Mr. Wheeler indicated there is a lot to be learned and gained in the
discussion and debate. Chairman Guerette suggested that the Board look at
schedule issues at the next meeting.
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Chairman Guerette noted that Planning Officer Katherine Weber was
leaving the Planning Office and that her leadership, professionalism, and support
of the Staff, Board, and City will be missed. Chairman Guerette wished her the
best of luck in new endeavors and presented her with a plaque of recognition by
the Planning Board. Ms. Weber thanked the Board for their support and efforts
for the City. While looking forward to new challenges she will miss the Board and
Staff she has come to know over the last several years. Each of the Board
Members expressed their appreciation to the Planning Officer and wished her
well in her new position.
There being no further items for review, the meeting was adjourned at
7:48 p.m.
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