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HomeMy WebLinkAbout2001-10-02 Planning Board Minutes PLANNING BOARD OF THE CITY OF BANGOR MEETING OF OCTOBER 2, 2001 MINUTES Board Members Present: Richard Fournier, Chairman David Clark Frederick Costlow Robert Lingley Hal Wheeler City Staff Present: Katherine Weber James Ring Peter Witham Lynn Johnson Chairman Fournier opened the meeting at 7:00 p.m. In the absence of Board Member Bostwick, Associate Member Clark voted. CONSENT AGENDA As no one wished to remove the item for discussion, Chairman Fournier asked for a motion. Mr. Clark wanted to go on record that his sister works in the building under consideration. He told the Board that he did not feel that he had a conflict of interest but asked for the Board’s opinion. There were no objections from the other Board Members. Mr. Lingley moved to approve the Consent Agenda. Mr. Costlow seconded the motion that carried unanimously. The item approved is: Item No. 1: Site Development Plan Approval to construct a 1,629 sq. ft. addition and add 16 parking spaces at 302 Husson Avenue in a Contract Shopping and Personal Service District. Norumbega Medical, applicant. PUBLIC HEARINGS Item No. 2: Conditional Use/Site Development Plan approval for 2,200 sq. ft. of office space in the existing building at 273 Hammond Street in a Multi-Family and Service District. David Lawler, applicant. Chairman Fournier opened the public hearing and asked for proponents. Fred Marshall, of Plymouth Engineering, represented the applicant. He explained that the applicant was proposing to reuse this building at 273 Hammond Street for two floors of office use and one floor of residential use. Mr. Marshall told the Board that he felt the proposed use met all lot coverage and buffer requirements. He went on to explain the site plan as presented, and discussed the proposed parking lot located to the left of the building, the access through the existing driveway, a 6’ fence, landscaping, and buffers. He told the Board that the change in use does not change the development on the site, and that it will not create unreasonable traffic congestion as the proposed office use was is not a high traffic generator. Mr. Costlow noted that the City Engineer’s Office had requested additional information regarding stormwater drainage, and indicated that he would be in favor of a motion to give the applicant time to submit that information. David Lawler, the applicant, indicated that the present drains do not drain into the City’s sewer system and added that he was under a tight time schedule. He said that he felt that this would be a nice use for this property as he proposed extensive landscaping (like that at Miller’s Drug), and he had rehabilitated the building by putting in a new furnace, windows, and floors. He felt that this property was an asset to this neighborhood. Mr. Wheeler asked to hear comments from City Engineer, Jim Ring. Mr. Ring indicated that he would have a concern as to how the roof runoff will be handled and that it not be piped into the City’s sewer system. Mr. Ring noted that the Board could make that a condition of approval. In regard to vehicles backing onto Hammond Street, if the turnaround is used, then that would be acceptable. No one spoke in opposition. Chairman Fournier asked for Staff comments. Planning Officer Weber commended the applicant for his efforts to rehabilitate this property. However, she indicated that Staff had concerns with two of the conditional use provisions: (1) that it not create unreasonable traffic congestion; and (2) that public safety and utility issues be satisfied. Mr. Wheeler indicated that he did not feel that this project posed any hazards. The Board discussed stormwater runoff, roof drains, future uses that might be allowed at this site and the proposed tenant (a mortgage company) and whether the Board could add a condition that the use be that of a mortgage company. After considerable discussion, Mr. Costlow moved to approve the conditional use for 273 Hammond Street with two conditions: (1) that the applicant maintain the office use as a mortgage company; and (2) that the roof runoff drain not be connected to the City’s sewer system. The Board voted 4 to 1 in favor of the motion. Mr. Costlow then moved to approve the site development plan. Mr. Lingley seconded the motion. The Board voted 5 to 0 in favor. 2 Item No. 3: To amend the Land Development Code by changing five parcels of land located at 314, 326, 322, 340 and 392 Broadway, from Urban Residence 1 District to Government and Institutional Service District; two parcels of land located at 528 and 534 French Street from Urban Residence 1 District to Government and Institutional Service District; and two parcels of land located at 279 Center Street and 106 Congress Street from Urban Residence 2 District to Government and Institutional Service District. Said parcels containing approximately 64,952 sq. ft. M & J Company, applicant. C.O. # 01-374. Chairman Fournier opened the public hearing and asked for proponents. Edmond Bearor, Esq., represented the applicant and spoke in favor of the proposed zone change request. He explained that the applicant is requesting to change 9 parcels of land that are presently owned by the applicant. He indicated that St. Joseph Hospital at this time is only proposing a small expansion to the southerly side of the building for MRI use. He said that Vaughn Smith, Clerk of the Works at St. Joseph Hospital, had written to the neighbors explaining their plans for rezoning. One neighbor had concerns regarding noise at the hospital, and the hospital was taking steps to correct this problem. As no one else spoke in favor, Chairman Fournier asked for opponents. Penny Gray expressed her concern as to what the hospital’s plans were for these parcels, and added that the neighbors were the last to know. Anne Marie Messer, 94 Congress Street, had concerns regarding the hospital’s future plans and wondered if the neighbors would be pushed out of their homes. She has lived there for 22 years. She told the Board that people frequently park in her parking lot. She said that she has a handicapped child and the buses have a hard time getting through. Jim Elmore, 67 Congress Street, said that, while the hospital is an asset to the community, he did have concerns as to what the hospital is going to do and urged that caution be taken. As no one else spoke in opposition, Chairman Fournier asked for Staff comments. Planning Officer Weber indicated that Staff recommended approval of the proposed zone change as it was consistent with the Comprehensive Plan 2000 that indicates Government and Institutional Service zoning within the boundaries of the triangle from Center Street, Broadway, French Street and Congress Street. Staff recommended that the Board recommend this zone change to the City Council. Chairman Fournier closed the public hearing and asked for a motion. The Board discussed the Comprehensive Plan for this area, the patchwork approach to rezoning vs. block rezoning, and what effect this change would have on real estate values in the area. Mrs. Gray told the Board that the neighbors were not notified about the hospital’s plans like when houses are torn down in the neighborhood. Staff explained that notices are not sent by the City when properties are demolished. Mr. Elmore indicated that he was not notified of this meeting. Staff explained that abutting property owners are notified, a public hearing sign is erected on the site, and a public notice is published in the newspaper. Staff noted that his property was too distant from the proposed rezoning properties to be considered an abutting property. 3 Mr. Lingley moved to recommend to the City Council that the zone change request contained in C.O. # 01-374 be approved. Mr. Wheeler seconded the motion. The Board voted 5 to 0 in favor. APPROVAL OF MINUTES Item No. 4: Planning Board Approval of Minutes. This item was continued to the Board’s next meeting. There being no further items for discussion, the meting was adjourned at 8:26 p.m. 4