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
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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
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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.
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