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HomeMy WebLinkAbout2001-11-06 Planning Board Minutes PLANNING BOARD OF THE CITY OF BANGOR MEETING OF NOVEMBER 6, 2001 MINUTES Board Members Present: Richard Fournier, Chairman Mary Ann Bostwick Harold Wheeler Robert Guerette Robert Lingley David Clark City Staff Present: Katherine Weber James Ring David Gould Chairman Fournier called the meeting to order at 7:00 p.m. Mr. Lingley noted that he had a conflict of interest on Item No. 3 - Pleasant Street Condos, and would abstain from voting. The Chairman noted that because only four Board Members would be voting, Associate Member Clark was also asked to vote. CONSENT AGENDA Chairman Fournier asked if any Member wished to remove any item from the Consent Agenda for discussion. There being none, Mr. Guerette moved to approve the Consent Agenda. Mr. Clark seconded the motion. The Board voted 4 - 0 to approved the Consent Agenda. The items approved are: Item No. 1: Request to extend the Completion Date of a previously approved plan for a church complex at 1404 Broadway in a Government and Institutional Service District. Abundant Life Church, applicant. Item No.2: Request to extend the Completion Date of a previously approved plan for a parking lot at 2141 Broadway in a Contract Government and Institutional Service District, applicant. Item No. 3: Request to extend the Completion Date to relocate an existing 20' x 30' building located at 24 Pleasant Street in a Waterfront Development District. Pleasant Street Condos, applicant. Item No. 4: Site Development Plan Approval to construct two 4,000-sq. ft. additions to the existing building at 69 Perry Road. in a contract Urban Industry District. Autotronics Inc., applicant. APPROVAL OF MINUTES Item No. 5: Planning Board Approval of Minutes Mr. Guerette moved to approve the Minutes of the October 16, 2001 meeting as written. Mr. Clark seconded the motion, and the Board voted 5 to 0 to approve the Minutes as written. NEW BUSINESS Item No. 6. Site Location of Development Modification/Site Development Plan approval to construct a four-story addition for MRI equipment with 5,040 square feet of new floor area located at 322 Broadway in a Government and Institutional Service District. St. Joseph Hospital, applicant. William Conway of Sebago Technics provided an overview of the proposed 3-story addition. He noted the location of the addition and the various access drives to the hospital complex. Mr. Conway noted that no access or egress would change as a result of the building addition. The portion of the site affected is a utility storage area where various waste containers are stored. The construction project will excavate this area to the level of the lower parking lot and reorient the waste disposal containers for access from that level. Chairman Fournier asked for any Staff Comments. Planning Officer Weber indicated that the plan was complete and in order for the Board's approval and noted that the approvals would include a Site Location of Development Modification, as well as, the City's Land Development Permit application. Mr. Lingley moved to approve the Site Location of Development Modification. Mr. Guerette seconded the motion. The Board voted 5-0 to approve the Site Location of Development Modification. Mr. Guerette moved to approve the Land Development Permit Application. Mr. Clark seconded the motion, and the Board voted 5-0 to approve the Land Development Permit Application. Item No. 7: Site Development Plan approval to construct an auto sales display and employee parking lot located at 729 Hogan Road in a General Commercial and Service District. VanSyckle Lincoln-Mercury, Inc., applicant. Don Becker of Civil Engineering Services explained that VanSyckle Lincoln-Mercury is proposing to expand their vehicle display area. This display area would be behind the existing lot off of Frost Drive and across the street from Kentucky Fried Chicken. Planning Officer Weber indicated that revised plans had been submitted after the Memorandum was written that addressed the submission details requested by the City's Staff. 2 Planning Officer Weber indicated that the City Engineer could best address issues relating to stormwater drainage. Jim Ring, City Engineer, indicated that the applicant's engineer had redesigned the stormwater detention pond that met the parameters of the prior subdivision approval. Mrs. Bostwick moved to approve the Land Development Permit for VanSyckle Lincoln Mercury's expanded vehicle display area. Mr. Lingley seconded the motion and the Board voted 5-0 to approve the Land Development Permit application. Item No. 8: Site Location of Development/Site Development Plan Approval to modify the approved plan to implement and install a pollution control system at 47 Haskell Road in a General Commercial and Service District. Sam's Club, applicant. Chairman Fournier noted that with the presence of full Board Member Wheeler, Mr. Clark would not be voting. Oscar Emerson of Sain Associates, representing Wal*Mart Inc., indicated that after having suggested that the applicant would use "Snouts" as a pollution control device, more information was learned about the existing catchbasins on-site, and his client was not comfortable with their use in this application. The architectural firm of Harrison French had proposed the use of a trench drain and dual tank treatment system. Unfortunately, such a system does not function well under Maine's harsh winter weather conditions. The City Engineer's Office does not support such a design. As Planning Staff has noted in the Memorandum, the snout system was a condition of the Board's original approval, and therefore can only be removed by the Board. Mr. Emerson noted that a trench drain may work well in locations south of Massachusetts, but may suffer from frost action and freezing here in Maine. Mr. Emerson noted that he did see some merit in the Staff's suggestion that the Board reconsider the wording of its original condition that an alternate design could be worked out with the City Engineer's Office. Mr. Clark asked how most gas stations handled such spills. Mr. Emerson indicated that most stations do not have any specific prevention devices other than catchbasins. Some facilities utilize trap devices in the catchbasins. Chairman Fournier asked for Staff comments. Planning Officer Weber indicated that the staff could not support the proposed trench drain system. She further noted that the City needs to be extra vigilant about stormwater management in the Penjajawoc Stream Watershed. Ms. Weber noted that Jim Ring, City Engineer could further explain the City's concerns with the trench drain system proposed, and any proposed approval conditions. City Engineer James Ring explained to the Board that trap devices such as the Casco Trap were only hoods that fit on the outlet of a catch basin so that the hydrocarbons float on top of the water and cannot escape the catch basins except through evaporation. Mr. Ring indicated that he thought that some other system could be worked out with the applicant; and should the Board amend its condition of approval, this was a reasonable approach. Mr. Lingley inquired as to whether or not the systems proposed were really spill prevention devices? Mr. Ring noted they did 3 not prevent spills, but prevented hydrocarbons (gasoline) from being discharged into the groundwater or surface water. Mrs. Bostwick asked if the system required periodic inspection and maintenance? Mr. Ring noted that any system, if not maintained, would eventually fail to function properly. Mr. Lingley inquired if maintenance was implied. Mr. Ring indicated it was. Planning Officer Weber indicated that the Boards’ amended language should be: “installation of a suitable spill prevention system, to include inspection and maintenance acceptable to the City Engineer.” Mr. Lingley asked if the motion should include inspection and maintenance or is it implied? Ms Weber indicated it should be included. Mr. Wheeler moved to revise the Board's previous condition to the one as stated in the Staff memo "installation of a suitable spill prevention system as approved by the City Engineer." Mr. Lingley inquired as to whether the condition should include periodic maintenance? Mr. Wheeler indicated it was his understanding that maintenance was sufficiently implied. Mr. Guerette seconded the motion. Planning Officer Weber indicated that she would be more comfortable if it did include the maintenance provision. Mr. Wheeler inquired why did she want to change the language from what was written in the Staff Memorandum. Planning Officer Weber noted that based on the discussion this evening concerning these systems and the potential for failure without maintenance, the addition of maintenance as a condition would be a precautionary measure. The Board voted 1 in favor and 4 opposed, therefore the motion fails. Mr. Lingley noted that he had no concern with amending Staff's original wording and to err on the side of caution even if maintenance was implied. He then moved to amend the wording to read the “installation and maintenance of a suitable spill prevention system as approved by the City Engineer." Mrs. Bostwick seconded the motion. The Board voted 5-0 to approve the amended wording. OTHER BUSINESS Planning Officer Weber updated the Board on the Council's deliberation on the St. Joseph Hospital rezoning. The Council requested additional discussion of the City's Comprehensive Plan for that area, and the Hospital's plans for more development. The Council will take up the rezoning th application at the November 26 Council Meeting after more discussion on the issue. If the Council decides to amend the Comprehensive Plan the Planning Board will have to hold a public hearing on such an amendment. ADJOURNMENT There being no further items for discussion, the meeting was adjourned at 7:44 p.m. 4