HomeMy WebLinkAbout2000-12-05 Planning Board Minutes
PLANNING BOARD OF THE CITY OF BANGOR
MEETING OF DECEMBER 5, 2000
MINUTES
Board Members Present: Mary Ann Bostwick, Chairman
Richard Fournier
Robert Guerette
Robert Lingley
City Staff Present: Katherine Weber
Rodney McKay
Lynn Johnson
News Media Present: None
In the absence of Board Members Burgoyne and Costlow, Associate Member
Guerette voted. As only four members were present and voting, Chairman Bostwick
informed the applicants that they could request that their items be continued until such
time as a full Board was present. All applicants wished to proceed.
CONSENT AGENDA
As no one wished to remove the item for discussion, Chairman Bostwick asked
for a motion. Mr. Lingley moved to approve the Consent Agenda. Mr. Fournier
seconded the motion. The Board voted 4 to 0 in favor. The item approved is:
Item No. 1: To consider a request for an extension of the starting and completion dates
for construction of a four-unit apartment building located at 49 Hemlock
Street in an Urban Residence 2 District. Bernard LaBree, applicant.
PUBLIC HEARINGS
Item No. 2: To amend the Land Development Code by changing two parcels of land
located on Florida Avenue and Maine Avenue from Urban Industry
District to Contract Airport Development District. Said parcels containing
approximately 22 acres. City of Bangor, applicant – C.O. # 01-43.
Chairman Bostwick opened the public hearing and asked for comments from
proponents. Rodney McKay, Director of Community and Economic Development, spoke
in favor of this proposal. He explained that a major employer was interested in
expanding in this area but in order to do so, without leasing additional land, a contract
zone change was necessary to reduce the required setbacks along Florida Avenue. This
would allow for construction of an addition up to the lot line along Florida Avenue. A
question was asked about discontinuing Florida Avenue to allow for such an expansion.
Mr. McKay explained that while Florida Avenue is not an accepted City street, the City
wishes to retain maintain this street in order to provide access to the existing businesses.
No one spoke in opposition.
Planning Officer Weber indicated that the proposed contract zone change request
is consistent with the Comprehensive Plan 2000 and the Land Development Code that
indicates that the Airport Development District was established to accommodate those
uses which, because of locational requirements or operational characteristics, are
appropriate to locate at or in close proximity to the Airport. She also indicated that the
Airport-dependent and support service businesses located on the two parcels under
consideration for this contract zone change request meet the use criteria specified in the
Comprehensive Plan and Land Development Code. Therefore, Staff recommended that
the Board recommend the contract zone change to the City Council.
Chairman Bostwick closed the public hearing and asked for a motion. After
careful consideration and discussion, Mr. Fournier moved to recommend to the City
Council that the contract zone change request contained in C.O. # 01-43 be approved.
Mr. Lingley seconded the motion. The Board voted 4 to 0 in favor.
Item No. 3: Amending Chapter 165-135a, Application and Explanation of Standards,
Height Limits. City of Bangor, applicant. C.O. # 01-42.
The public hearing was opened by Chairman Bostwick who asked for comments
from proponents. No one spoke either in favor of or in opposition to the requested
zoning amendment. Chairman Bostwick then asked for Staff comments. Planning
Officer Weber explained that this proposed zoning amendment would eliminate the
building envelope height requirement in the Downtown Development District and the
Airport Development District. Planning Officer Weber noted that the reason for this
amendment is that existing buildings in the DDD do not meet this requirement and are
“nonconforming.” Also, building height in the Airport Development District is regulated
by Federal FAA regulations and standards imposed by the Planning Board under its site
plan review process. This amendment would provide greater latitude for new and/or
expanded structures in both districts while keeping the character of development in these
districts. Therefore, Staff recommended that the Board recommend approval of this
zoning amendment.
The Board discussed what oversight the Planning Board and City would have
regarding the size and bulk of proposed buildings in the Downtown District in order to
maintain the existing design and aesthetics of this area. Planning Officer Weber
indicated that building height is governed by code regulations, including historic
preservation and facade requirements.
Chairman Bostwick closed the public hearing and asked for a motion. After
careful consideration and discussion, Mr. Fournier moved to recommend to the City
Council that the zoning amendment request contained in C.O. # 01-43 be approved. Mr.
Lingley seconded the motion. The motion passed by a vote of 4 to 0.
APPROVAL OF MINUTES
Item No. 4: Planning Board Approval of Minutes of November 7, 2000 and
November 21, 2000 Meetings
The Board voted unanimously to consider the minutes at its next meeting.
NEW BUSINESS
Item No. 5: Site Development Plan/Site Location of Development Modification
approval to construct a 7,000 sq. ft. addition to the existing auto dealership
located at 260 Hogan Road in a General Commercial and Service District.
Varney’s, applicant.
Andy Sturgeon and Brian Wilson of Ames Corporation, and Bill and Rick Varney
of Varney’s were present to answer question of the Board. Mr. Wilson explained the
components of the site development plan as well as the site location of development
application.
Planning Officer Weber noted that new plans had been submitted addressing
changes requested by Staff. Staff recommended approval of the Site Development Plan
and the Site Location of Development Act Modification with the condition that the
loading zone be moved out of the travelway. Mr. Sturgeon told the Board that this would
be taken care of and new plans would be submitted.
Mr. Fournier moved to approve the site development plan as presented. Mrs.
Bostwick seconded the motion, which passed by a vote of 4 to 0. Mr. Fournier then
moved to approve the Site Location of Development Act Modification as presented. Mr.
Lingley seconded the motion. The motion passed 4 to 0.
Item No. 6: Final Subdivision Plan Revision Approval to amend the lot lines of two
existing lots located off Packard Drive in a Low Density Residential
District. Judson M. Grant, Jr., applicant.
Mike Longo, representing the applicant, explained that this amendment would
move lot lines within two existing lots to incorporate the division of a paper street that
was being reverted back to the abutting landowners. The amendment would also allow
for needed access to these lots, one access off Packard Drive and the other off Balsam
Road.
Planning Officer Weber noted that Staff recommended approval of the revision to
these two lots. She noted that this subdivision amendment was necessary due to the
City’s action not to construct this paper street and thereby revert ownership of this land
back to the abutting property owner(s).
Mr. Lingley moved to approve the Final Subdivision Plan Revision as presented.
Mr. Fournier seconded the motion, which carried 4 to 0.
MISCELLANEOUS BUSINESS
Item No. 7: Planning Board Review of Correspondence and Other Communications
from the Planning Office.
The meeting was adjourned at 7:56 p.m.