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HomeMy WebLinkAbout2001-09-04 Planning Board Minutes PLANNING BOARD OF THE CITY OF BANGOR MEETING OF SEPTEMBER 4, 2001 MINUTES Board Members Present: Richard Fournier, Chairman Mary Ann Bostwick Robert Lingley Harold Wheeler Robert Guerette David Clark City Staff Present: Katherine Weber David Gould Chairman Fournier called the meeting to order at 7:00 p.m. In the absence of Board Member Costlow, Associate Members Guerette and Clark were asked to alternate voting. CONSENT AGENDA Chairman Fournier asked if any member wished that any items be removed from the Consent Agenda. Mr. Lingley requested that he be excused from voting since he represented the applicant on Item No. 2. Chairman Fournier indicated that Mr. Clark would vote in lieu of Mr. Lingley. Chairman Fournier questioned the formula used to calculate adequate parking for the Pleasant Street project. Mr. Gould indicated that residential space was calculated on the basis of 1.5 spaces per dwelling unit and 1 space per 300 square feet of gross floor area for commercial uses. Mr. Wheeler inquired if the High School’s storage garage could be converted to a vehicular garage. Planning Officer Weber indicated that the site plan presented indicates that the structure would be used for the storage of sports equipment, and that this information is the basis for board review. Mrs. Bostwick moved that the Consent Agenda be approved. The Board voted 5- 0 to approve the Consent Agenda. The items approved are: Item No. 1: Site Development Plan Approval to construct an 864 sq. ft. storage building at Bangor High School in an Government & Institutional Service District – Bangor School Department, applicant. Item No. 2: Site Development Plan Approval to relocate an existing 20’ x 30’ building located at 24 Pleasant Street in a Waterfront Development District. Pleasant Street Condos, applicant. Item No. 3: A request for extension of the starting and completion date for construction of a paved parking lot located on a portion of 60 Sylvan Road (Lot 3) in a General Commercial and Service District. John Darling/Darling’s, Inc. applicant. PUBLIC HEARINGS Item No.4: To amend the Land Development Code by changing a parcel of land located at 69 Perry Road from Industry and Service District to Contract Urban Industry District subject to certain conditions. Said parcel containing approximately two acres. Autotronics, applicant. C.O. # 0l-343A. Chairman Fournier opened the public hearing and asked for proponents. Mr. Paul Daigle of Autotronics, indicated that he was seeking a contract rezoning so he could expand the existing building at 69 Perry Road. He told the Board that the building was previously owned by Consolidated Freight. The zoning amendment would allow him to expand the building 8,000 square feet; 4,000 on each side. Presently, the 30-foot setback requirement in the Industry and Service District would preclude expansion on the westerly side of the building. As no one spoke in opposition, Chairman Fournier asked for Staff comments. Planning Officer Weber indicated that the proposed change was from Industry and Service District to Contract Urban Industry District. The contract provisions require that the uses in the new district will be limited to existing uses in the I & S District. Planning Officer Weber went on to say that all of the I & S District standards will be required except for the front and sideyard setbacks. Planning Officer Weber explained that the Comprehensive Plan indicates that this area is proposed for industrial use and that the proposed rezoning is consistent with the Comprehensive Plan 2000 Land Use Policies. The proposed uses are consistent with the existing and permitted uses in the I&S District. Planning Officer Weber indicated that contract zoning will allow the applicant the flexibility to expand on an irregularly shaped lot. Mr. Lingley asked why the proposal did not simply provide for an I&S District with lesser setback standards. Planning Officer Weber indicated the contract language could have been structured in other ways, but that the contract could not allow uses or development standards that were less restrictive than the district being sought. Mr. Guerette asked if this was a case of spot zoning one particular parcel to meet the owner’s needs. Planning Officer Weber indicated that review is being conducted of the development standards for this industrial park and others in the City. She indicated that this parcel is unique in its size and configuration. She added that industrial zoning is consistent with the surrounding uses and with the Comprehensive Plan policies for the industrial neighborhood. There being no further comments, Chairman Fournier closed the public hearing and asked 2 for a motion. Mr. Lingley made a motion that the Planning Board recommend that the City Council adopt the proposed contract zone change as contained in C.O. # 343A. Mrs. Bostwick seconded the motion. The Board voted 5-0 to recommend that the City Council adopt the proposed contract zoning amendment for 69 Perry Road. APPROVAL OF MINUTES The Planning Board tabled action on the August 21, 2001 Minutes. Chairman Fournier indicated that there was not a quorum of Members present to review the June 5, 2001 minutes. OLD BUSINESS Item No. 6: Site Development Plan approval to construct a 12,000 sq. ft. retail building at 700 Stillwater Avenue in a Shopping and Personal Service District – Three Rivers, applicant. Don Becker of Civil Engineering Services of Brewer indicated he was representing Three Rivers Development Corporation. Mr. Becker told the Board that they had worked with the Planning Office and the City Engineer’s Office to present a plan that, hopefully, could be approved by the Board this evening. Planning Officer Weber indicated that the Engineering Department had received new submittals since the Memorandum was written, and the Staff found the plan complete and consistent with the Standards for Site Plan Review. Planning Officer Weber did note that the Engineering Office had a few minor details to be clarified, and would encourage City Engineer Jim Ring to them. Jim Ring indicated they were essentially satisfied with the storm water detention system as proposed. He noted that the applicant had indicated they would address the details of (1) retaining wall weep holes, (2) an inlet trash rack, (3) outlet pipe protection, and (4) elimination of a rip rap detail that would not be used. Mr. Ring indicated that these details are fairly minor, and the Engineering Office was satisfied that the overall stormwater scheme worked. Mrs. Bostwick asked why the separate systems were needed and how did they work? Jim Ring explained that the project proposed to store stormwater in an underground concrete tank during heavy storm events. The system will hold the water and allow it to flow out at a rate no greater than the pre-development rate. Mr. Ring indicated that it was a moderately small project so the underground system was a feasible one. Unless there is an overall drainage scheme, each project needs to limit its post-development runoff to its pre-development runoff rate. Mr. Guerette asked how close the project was to the Penjajawoc Stream? Mr. Ring indicated that the Penjajawoc Stream is off the plan. Mr. Lingley asked if the Engineering Office had any concerns about traffic impacts since this project outlets onto Stillwater Avenue. Mr. Ring explained that the volumes associated with 3 the proposed project were not significant and could be handled by the existing improvements on Stillwater Avenue. It was noted that this project does not have direct access to Stillwater Avenue but shares a driveway with Circuit City and the proposed Super Wal-Mart. If built, the joint Circuit City, Three Rivers, and Wal-Mart entrance would be signalized along with other Stillwater Avenue improvements. Mr. Lingley asked if the Fire Department had reviewed the site plan. Mr. Ring indicated they did not specifically review this plan, but have had input into driveway widths and turning radii that are adequate for emergency vehicle maneuvering. Mr. Guerette moved to approve the land development permit for Three Rivers Development Corporation. Mr. Wheeler seconded the motion. The Board voted 5 to 0 to approve the plan as presented. ADJOURNMENT There being no further items for discussion, the meeting was adjourned at 7:20 p.m. 4