HomeMy WebLinkAbout2003-01-21 Planning Board Minutes
PLANNING BOARD OF THE CITY OF BANGOR
MEETING OF JANUARY 21, 2003
MINUTES
Board Members Present: Richard Fournier, Chairman
David Clark
Fred Costlow
Bob Guerette
Bill Masters
Ryan King
Hal Wheeler
City Staff Present: Katherine Weber
David Gould
Peter Witham
Jim Ring
Chairman Fournier called the meeting to order at 7:00 p.m.
PUBLIC HEARINGS
Item No. 1: Preliminary Subdivision Plan approval for a 23-lot subdivision located at
1434 Ohio Street in a Contract Low Density Residential District. Fox Run
Associates, applicant.
Chairman Fournier indicated that this item was continued from the last regular meeting.
He opened the Public Hearing, and asked the applicant to make a brief presentation. Mr. Fred
Marshall of Plymouth Engineering, representing Fox Run Associates, indicated that the applicant
proposed to create a 23-lot subdivision known as Sable Ridge. The 9.63-acre parcel rises slightly
in the front and again at the rear, requiring two separate detention ponds. The site is mostly open
field. Due to the existence of visible ledge, additional ledge investigation will be done prior to
final plan approval. A sewer extension will be requested to extend the sewer from Birchwood
Drive to this development.
Mr. Costlow asked if the wetland data had been submitted to staff. Mr. Marshall
indicated that they had done some additional field investigation, but that the mapping had not yet
been provided to the City.
Mr. Clark asked what the intended market was for these lots/houses. Mr. Marshall
indicated that the target market was for first-time homeowners at a cost of $125,000/house or lots
at approximately $20,000 each.
The Chairman asked for any other proponents. There being no other proponents, Mr.
Fournier asked for any opponents. Mr. Frank Ellsworth, 1420 Ohio Street, indicated that he was
concerned about future potential blasting of ledge that would impact structures on his adjacent
property.
Chairman Fournier asked if there were any other opponents. There being none, he closed
the Public Hearing and asked for Staff comments. Planning Officer Weber indicated that the
Plan covered the 14 elements for Preliminary Plan submission. The Engineering Staff had a few
remaining concerns, but that they were mostly “fine tuning” of the technical details.
Mr. Jim Ring, City Engineer, noted that the applicant’s engineers had submitted a revised
plan addressing the basic engineering concerns. Mr. Ring said that the Engineering Office would
like to see some additional stormwater easements, some additional erosion control, and some
minor adjustments in the stormwater calculations.
Mr. Ring noted that any blasting would require a blasting permit from the Engineering
Office. The issuance of this permit would require liability insurance, a pre-blast survey, and
seismic monitoring. Mr. Costlow noted that blasting followed a strict liability standard due to its
highly hazardous nature.
Mr. Wheeler asked what was involved in wetland delineation. Mr. Ring indicated that
that would involve identification of specific wetland plants that may be covered by snow at this
time. Mr. Masters asked if wetlands could adequately be mapped in December and January.
Planning Officer Weber indicated that wetland delineation typically includes an analysis of soil
types, hydrology (water flows), and vegetation. The analysis includes a determination as to
where a wetland zone ends and an upland zone begins.
Mr. Marshall noted that the State Subdivision Law does not have a specific wetland
standard other than a general or probable wetland mapping requirement. Mr. Marshall also noted
that the applicant would be required to get a stormwater permit from the Department of
Environmental Protection. Mr. Ellsworth added that there is a significant amount of wildlife,
ducks, turkeys, etc in the general vicinity.
Mr. Guerette asked if the nature of the issues still unresolved would preclude the Board
from voting to approve the Preliminary Plan. Ms. Weber indicated that it would not preclude the
Board from acting on the Preliminary Plan because the Preliminary Plan is the initial
presentation of the information required to determine consistency with the Ordinance. She added
that a lot more work is required for Final Plan submission.
Mr. Wheeler asked if the applicant had undertaken any other projects. Mr. Brian Datson,
an attorney for Fox Run Associates, indicated that the applicant has done 15 other projects,
mostly out of the State of Maine.
2
Mr. King asked if the open space proposed was adequate. Planning Officer Weber
indicated that the Staff was reviewing the applicant’s proposal to include the detention ponds as
open space. Mr. Wheeler asked where in the Land Development Code the requirement for open
space was. Planning Officer Weber indicated that Section 165-128H required that 5% of the
gross acreage should be set aside as open space
Mr. Costlow moved to approve the preliminary plan for Fox Run Associates. Mr. Clark
seconded the motion. The Board voted 5 to 0 in favor of the motion to approve the Preliminary
Plan as noted by Staff.
APPROVAL OF MINUTES
Item No. 2: Planning Board Approval of Minutes.
Chairman Fournier noted that because he did not receive the latest Minutes, he would
continue this item until the next regular meeting.
NEW BUSINESS
Item No. 3 Site Development Plan Approval to construct a 14,262-square foot addition
to an existing residential hall (Katahdin Hall) located on the Eastern Maine
Technical College Campus at 354 Hogan Road in a Government and
Institutional Service District. Eastern Maine Technical College, applicant.
Chairman Fournier asked if the applicant or their representative wanted to make a brief
presentation. Mr. Paul Brody, of WBRC, provided the Board with a brief overview of the plans
for Katahdin Hall on the Eastern Maine Technical College Campus. Mr. Brody explained that the
principal project is to expand Katahdin Hall with two additions, a three-story expansion and a
one-story expansion. Some existing offices would be relocated and a day care facility would be
created for students.
Mr. Brody explained that Katahdin Hall will be served by a new parking lot and drop-off
area, and that the project will also require a Site Location of Development Permit from the
Department of Environmental Protection. To meet those environmental standards, a detention
pond is proposed to be constructed that will include treatment to meet water quality standards.
Jesse Hudson, of WBRC, told the Board that the project would have to meet the DEP’s
standards for any post-1975 development that exceeds three acres of impervious surface. The
stormwater will also have to meet the 80% reduction in total suspended solids (TSS) standard.
Mr. King asked if the new three-story addition would be taller than the existing building.
Mr. Hudson indicated it would not be taller.
Chairman Fournier asked for Staff comments. Planning Officer Weber indicated that it
was good to see the project reviewed as a whole, and not on a piece-meal basis. Ms. Weber
3
indicated that the plans submitted were complete and consistent with the standards for Site
Development Plan Approval.
Ms. Weber asked City Engineer Jim Ring to address the stormwater details and other
civil engineering issues. Mr. James Ring, City Engineer, indicated that he had reviewed the
voluminous and comprehensive stormwater analysis, and found it to be consistent with standard
engineering practices.
Mr. Wheeler moved to approve the Site Development Plan for Katahdin Hall, EMTC
applicant. Mr. Costlow seconded the motion, and the Board voted 5 to 0 in favor of the motion
to approve the Site Development Plan.
OTHER BUSINESS
Mr. Costlow asked if anyone was keeping track of the cumulative impact of all the
projects. Ms. Weber indicated that Staff was presently evaluating development impacts in the
Mall Area. Planning Officer Weber noted that this is an on-going analysis that was started in the
1990’s, but has not been updated for several years. This analysis should be available in a few
months.
Mr. Wheeler wondered if there would be a build-out of the Mall Area. Ms. Weber
indicated that there was significant land area left for development. She went on to say that
certain information can be extrapolated from the development of this land area such as trip
generation and amount of impervious area.
Mr. Costlow noted that improvements in technology and methodology could facilitate
development in areas that here-to-fore would not be developed because of excessive costs. Mr.
Ring indicated that there is no capacity limitation in terms of stream capacity because most
ponds regulate the rate of discharge and, particularly, the peak rate after a storm event. Most
ponds hold the stormwater, and discharge it slowly over a longer period of time. Mr. Ring noted
that a lot of other elements impact the rate and quality of stormwater other than commercial
development projects.
ADJOURNMENT
As there was no further business, the Chairman called for a motion to adjourn. Mr.
Costlow moved to adjourn. Mr. Guerette seconded the motion, and the meeting was adjourned at
8:02 p.m.
4