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HomeMy WebLinkAbout2004-06-01 Planning Board Minutes PLANNING BOARD OF THE CITY OF BANGOR MEETING OF TUESDAY, JUNE 1, 2004 MINUTES Board Members Present: Robert Guerette, Chairman David Clark Ryan King Bill Masters Hal Wheeler Pat Cummings Jonathan Segal Nathaniel Rosenblatt City Staff Present: Katherine Weber David Gould Peter Witham Chairman Guerette called the meeting to order at 7:00 p.m. CONSENT AGENDA Planning Officer Weber indicated that the City had not received delegated authority to review the Site Location of Development Act Modification, Item No. 2, Banmak Associates. She indicated that this item should be removed from the Consent Agenda. Mr. Wheeler moved to remove Item No. 2 from the Consent Agenda. Mr. Rosenblatt seconded the motion, and the Board voted unanimously to remove this item to New Business: Item No. 2 Site Location of Development Modification and Site Development Plan approval to construct a 1,200 square-foot addition to the Bangor Mall in a Shopping and Personal Service District, Banmak Associates, applicant. Chairman Guerette then asked for a motion on the remaining items. Mr. Rosenblatt moved to approve Items No. 1 and No. 3 on the Consent Agenda. Mr. King seconded the motion. The Board voted five in favor and none opposed to approving the Consent Agenda as follows: Item No. 1: Site Development Plan approval to construct an 8,560 square-foot addition in an Urban Industry District. Brake Service Inc., applicant. Item No. 3: Site Location of Development Modification/Site Development Plan Approval to construct an 8,360 square-foot addition to the existing Bus facility in a Government and Institutional Service District. City of Bangor, Applicant. PUBLIC HEARINGS Item No. 4: Site Development Plan and Site Location of Development Modification approval to construct two buildings for water service equipment, and Conditional Use approval for a public utility use in a Government and Institutional Service District on Cleveland Street, Maine Business Enterprise Park. RRC Atlantic d/b/a Unicel & Bangor Water District, co-applicants. Chairman Guerette opened the Public Hearing, and asked if the applicant or representative of the applicant would make a brief presentation. Mr. Ray Bolduc, PE of WBRC Architects and Engineers indicated that he represented RRC Atlantic and the Bangor Water District. With Mr. Bolduc were Robbie Pinkham and Dan Longfellow of Unicel, and Greg Reed of the Bangor Water District. Mr. Bolduc indicated that the applicants were seeking conditional use and site plan review to construct two small buildings off of Cleveland Street, and to install cellular transmitters on the side of the existing water tower. Mr. Bolduc noted that due to its location at Bangor International Airport, the project also needs approval as a modification to the BIA Site Location of Development Act Permit. Mr. Rosenblatt asked about the size of the antennae. Mr. Dan Longfellow of Unicel indicated that the antennas were about six inches wide and 4 feet long. They would be mounted on the water tower below the beacon. Mr. Rosenblatt asked if there was any noise associated with the installation. Mr. Longfellow indicated that an air conditioning unit would be the only source of noise. This unit was similar in operation to a household unit that will maintain temperatures for the electronic equipment in the building. 2 Mr. Longfellow also showed the board the coverage area to be served by the new site. This location would take some pressure off of the volume of calls presently being handled by the Bomarc cell tower site. Mr. Wheeler asked how powerful the transmitters would be. Mr. Longfellow indicated that one transmitter transmitting a UHF signal at 800 MHz would be 158 Watts, and a second transmitter transmitting PCS at 1,900 MHz would be 100 watts. Mr. Wheeler asked if the transmitters would have any impact on the signal beacon. Mr. Longfellow indicated that it would not. Mr. Clark asked if the system would impact air traffic communications. Mr. Longfellow indicated that they were different frequencies, and should have no impact on communications. Chairman Guerette asked for Staff comments. Katherine Weber, Planning Officer, indicated that the applicants, RRC Atlantic Inc. and the Bangor Water District, request Conditional Use, Site Development Plan and SLODA Modification approvals to construct a 10’ x 10’ water meter building and a 24’ x 12’ telecommunications building with associated cellular transmitters on Cleveland Street (the location of Bangor Water District’s water tower) in a Government and Institutional Service District. Ms Weber stated that the proposed telecommunications equipment is located off of Cleveland Street on a 14,382-square foot parcel of leased land from the City of Bangor. Public Utilities are conditional uses in the G&IS District, and subject to three specific standards. Public utility uses must meet three specific standards, namely, such facilities are not sited so as to create an extreme juxtaposition of the architectural scale or style to the detriment of existing buildings on adjacent lots, it must be certified as necessary in the particular location to service the area of the community, and a bufferyard “B” be established on all yards. The project must also meet the four (4) standard Conditional Use Standards in Section 165-9. Ms Weber noted that the operation of the cellular equipment will have a very low traffic impact, requiring only periodic maintenance by service personnel. The facility will only be served by electrical utilities; and requires no sewer or water service. The property is in a developing industrial and commercial area with other institutional uses nearby. The proposed location of the cellular transmitters on the existing water tower is an appropriate one for this location. Utilizing an existing public infrastructure facility will have less impact on the surrounding area than would the construction of a separate cellular tower. Ms. Weber explained that the proposed development lies within the Bangor International Airport Site Location of Development Act permit area. Therefore, the proposed buildings constitute a modification to that permit. Ms. Weber indicated that Staff finds that the development standards, and the specific and standard conditions for a Public Utility Conditional Use in the G&IS District 3 have been met. Staff recommended approval of the applications for Site Development Plan, Conditional Use, and the modification to the BIA Site Location of Development Act Permit for RRC Atlantic and the Bangor Water District. Ms Weber asked the Board to take three separate votes. Mr. Wheeler asked if anyone had contacted the Police Chief since they may be relocating the Police Station to Maine Avenue. Planning Officer indicated she had not contacted the Police Chief Winslow to discuss this issue but that the Planning Board Agenda had been distributed to him and other Department Heads. Greg Reed of the Bangor Water District indicated that presently the Police and several other Departments have transmitters on the Thomas Hill Standpipe. Mr. Rosenblatt moved to grant Conditional Use approval to RRC Atlantic and Bangor Water District to construct two accessory buildings and cellular antennae at the Bangor Water District water tower of off Cleveland Street. Mr. Wheeler seconded the motion, and the Board voted unanimously to approve the Conditional Use Application. Mr. Rosenblatt moved to grant Site Development Plan Approval to RRC Atlantic and the Bangor Water District to construct two accessory buildings and cellular antennae at the Bangor Water District water tower off of Cleveland Street. Mr. Clark seconded the motion, and the Board voted unanimously to approve the Site Development Plan application. Mr. Rosenblatt moved to grant Site Location of Development Act modification to RRC Atlantic and the Bangor Water District to construct two accessory buildings and cellular antennae at the Bangor Water District water tower off of Cleveland Street. Mr. King seconded the motion, and the Board voted unanimously to approve the Site Development Plan application. APPROVAL OF MINUTES Item No. 5: Planning Board approval of Minutes Chairman Guerette continued the Minutes to the next regular meeting. NEW BUSINESS Item No. 6 Site Development Plan approval to create additional paved area for storage display and sales of heavy equipment in an Urban Industry District. Kevin Tilton, Applicant. 4 Chairman Guerette asked the applicant to make a brief presentation on the project. Mr. Don Becker of Civil Engineering Services indicated that he represented Kevin Tilton. Mr. Becker indicated that the applicant was adding additional pavement for outdoor display and storage area at his site on Odlin Road. He noted that the City Staff had some concern with the available parking on-site, but that the applicant found this proposal to be a very low traffic generator. Chairman Guerette asked for Staff comments. Planning Officer Weber indicated that the proposed site plan was to add additional paved area to the existing site in an Urban Industry District. Ms. Weber indicated that the plan submitted was consistent with the standards for Site Development Plan approval, but wanted the Board to review the applicant’s intended use and the available parking on-site. Mr. Rosenblatt asked what the parking standard would be for this site. Ms. Weber indicated it was based on the number of employees and available office space. Mr. Rosenblatt indicated that the Staff memorandum indicated approximately 19,000 square feet of new storage area that may be in error. He noted that it should be 63,000 square feet. Mr. Becker confirmed that 63,149 square feet of new pavement is being added. Mr. Rosenblatt asked the Planning Officer if that would make any difference in the Staff recommendation on the Site Plan. Ms. Weber indicated it did not, because the parking demand does not change. Mr. John Hamer, Assistant City Solicitor, indicated that the basic determination as to parking need is made by the Code Enforcement Office. The number of required parking spaces is not a standard for the Board to review under 165-114. If the Board is uncomfortable with the Code Office determination they could send it back to them for a second look. Mr. Clark moved to approve the Site Development Plan for Kevin Tilton. Mr. Rosenblatt seconded the motion, and the Board voted 4 to 1 to approve the Site Development Plan for Kevin Tilton 718 Odlin Road. Item No. 7: Site Development Plan approval to construct a 993 square-foot addition and a sewer extension in an Urban Industry District. RCC Atlantic d/b/a Unicel, applicant. Chairman Guerette asked the applicant to make a brief presentation of the project. Mr. Ray Bolduc, PE, of WBRC, representing the applicant RRC Atlantic, explained the project to the Board. Mr. Bolduc indicated the new building will house new switch equipment. They propose to pave the existing parking spaces 5 and extend sewer to the building. The applicant has been talking with Lavallee & Ide about obtaining an easement to extend the sewer across their property. Robbie Pinkham indicated that the proposed new construction was not expressly in support of the existing cell transmitter, but Unicel’s installations throughout the State. Mr. Rosenblatt made a suggestion to approve the Site Development Plan with a revised condition that “prior to installation of sanitary sewer line the applicant provide a copy to the City of an executed and recorded easement satisfactory to the City.” Mr. Wheeler asked Mr. Rosenblatt to explain the details of his condition. Mr. Rosenblatt indicated that he wanted to ensure that the City could review the draft easement and also verify that is was recorded. Planning Officer Weber indicated that the applicant, RCC Atlantic d/b/a Unicel, requests Site Development Plan approval to construct a 993-square foot addition and a sewer extension at 237 Bomarc Road in an Urban Industry District. Ms. Weber noted that Staff finds that the application is consistent with the Site Development Plan review standards, and recommends that the Planning Board grant Site Development Plan approval with conditions. Ms Weber indicated that Mr. Hamer could comment on the language of the condition. Assistant City Solicitor Hamer indicated that he found Mr. Rosenblatt’s condition acceptable. Mr. Rosenblatt made a motion to approve the Site Development Plan with the condition that prior to installation of sanitary sewer line the applicant provide a copy to the City of an executed and recorded easement satisfactory to the City. Mr. Wheeler seconded the motion for approval with the condition. The Board and applicant discussed the various steps involved in the review, approval and recording of the easement. The Board voted unanimously to approve the Site Development Plan for RRC Atlantic to construct a 993-square foot telecommunications building and other site improvements with the condition that “prior to installation of the sanitary sewer line, the applicant provide a copy to the City of an executed and recorded easement satisfactory to the City.” Item No. 2: Site Location of Development Modification and Site Development Plan approval to construct a 1,200- square foot addition to the Bangor Mall in a Shopping and Personal Service District, Banmak Associates, applicant. Planning Officer Weber indicated that given that the Department of Environmental Protection has not provided the City delegated authority to review the Site Location of Development modification application, and given that the 6 applicant is not present, she would recommend that the Board continue this agenda item to the next meeting. Mr. Rosenblatt moved to continue the application. Mr. Wheeler seconded the motion, and the Board voted unanimously to continue the Site Location of Development Act modification and Site Development Plan applications of Banmak Associates to the next meeting. Other Business Chairman Guerette indicated that June 14, 2004 might be a good date to th have a Planning Board training session. It was planned for Monday June 14 th from 3:00 to 5:00 p.m. Mr. Rosenblatt indicated he would be away on the 14. Mr. Siegal indicated that his schedule would better fit a meeting after 5:00 p.m. Mr. Clark and Ms. Cummings also noted that a later starting time would be preferable. Mr. Guerette indicated that it could be scheduled for 5:00 to 7:00 p.m. that day. The Planning Office would send a reminder notice of the Planning Board training session. There being no further items for discussion, the meeting was adjourned at 8:15. p.m. 7