HomeMy WebLinkAbout2000-01-18 Planning Board Minutes
PLANNING BOARD OF THE CITY OF BANGOR
MEETING OF JANUARY 18, 2000
MINUTES
Board Members Present: Mary Ann Bostwick, Chairman
George Burgoyne
Ray Bolduc
Richard Fournier
Robert Kreitzer
Robert Lingley
City Staff Present: Robert Osborne
Katherine Weber
News Media Present: Bangor Daily News
Chairman Bostwick called the meeting to order at 7:02 p.m. In the absence of
Board Member Costlow, Associate Members Bolduc and Kreitzer alternated voting
beginning with Mr. Kreitzer.
PUBLIC HEARINGS
Item No. 1: Amending Chapter 165, Article XIV, Section 65-100, D(4)(b) – High
Density Residential District to add above-grade walkways as a conditional
use. City of Bangor, applicant. C.O. # 00-82.
It was moved, seconded, and unanimously approved to table discussion of Item
No. 1 until the end of the Public Hearing section.
Item No. 2: Preliminary subdivision plan approval of a 13-lot subdivision (Phase II of
the Hillbrook Subdivision) located off Fox Hollow (Outer Essex Street) in
a Rural Residence and Agriculture District. Frederick and Caroline
Oldenburg, applicants.
Chairman Bostwick opened the public hearing. Dr. Oldenberg, the applicant,
spoke in favor of the proposed subdivision. He explained how this second phase of the
Hillbrook Subdivision connected to the first phase.
No one spoke in opposition. Chairman Bostwick asked for Staff comments.
Planner Osborne discussed the approval standards and indicated that this subdivision plan
met those standards. Staff recommended preliminary subdivision plan approval with two
conditions: The first being that the applicant post subdivision guarantees for the public
improvements and the second that the plan be amended to modify a ditch as per the
request of the City Engineering office.
Chairman Bostwick closed the public hearing and asked for a motion. Mr.
Lingley moved to approve the preliminary subdivision plan with the two conditions as
discussed by Planner Osborne. Mr. Fournier seconded the motion. The board voted 5 to
0 in favor.
Item No. 3: Conditional Use/Site Development Plan approval for construction of a
33,322 sq. ft. mercantile building for a retail auto service use in a
Shopping and Personal Service District located at 45 Bangor Mall
Boulevard. Best Buy, applicant.
Chairman Bostwick opened the public hearing. Carrie Walker and Frank Bourque
represented the applicant. Ms. Walker discussed the conditional use retail auto service
use indicating that it was a small component of a larger retail operation. She indicated
that the plan as proposed met the two district conditions for providing adequate queue
and parking. She told the Board that the site plan met ordinance and submittal
requirements and requested that the Board approve it.
No one spoke in opposition. Chairman Bostwick asked for Staff comments.
Planner Osborne indicated that the proposed use met the district and standard conditions
for the granting of a conditional use. He also indicated that the plan met all ordinance
and submittal requirements. Staff recommended approval of both the conditional use and
the site development plan.
Chairman Bostwick closed the public hearing and asked for a motion. Mr.
Burgoyne moved to approve the conditional use. Mr. Lingley seconded the motion that
carried by a vote of 5 to 0. Mr. Kreitzer then moved to approve the site development plan
as presented. Mr. Burgoyne seconded the motion, which also carried by a vote of 5 to 0.
Item No. 4: Conditional Use/Site Development Plan approval to construct an 11,550
sq. ft. building for retail auto service use located at 251V Odlin Road in a
General Commercial and Service District. VIP, Inc., applicant.
The public hearing was opened by Chairman Bostwick who asked for proponents.
Chris Webber, Civil Engineering Services, represented the applicant. He explained that
the revision represented a 1,050 sq. ft. addition to the previously approved retail auto
service use facility. He indicated that it met the district and standards conditions for the
granting of a conditional use. He requested Planning Board approval.
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As no one spoke in opposition, Chairman Bostwick asked for Staff comments.
Planning Officer Weber indicated that Staff recommended approval of both the
conditional use and site development plan as they met the ordinance and submittal
requirements.
Chairman Bostwick closed the public hearing and asked for a motion. Mr.
Fournier moved to approve the conditional use. Mr. Burgoyne seconded the motion. The
Board voted 5 to 0 in favor. Mr. Fournier then moved to approve the site development
plan as submitted. Mr. Kreitzer seconded the motion, which carried unanimously.
Item No. 5: Conditional Use/Site Development Plan approval for construction of a 202
sq. ft. building for a public utility use (natural gas pressure regulator
station) located on Milford Street Extension in a Government and
Institutional Service District. Bangor Gas Company and City of Bangor,
applicants.
Chairman Bostwick opened the public hearing. Joe Cote, Bangor Gas Company,
spoke in favor. He asked to make comments on both this item and Item No. 6 as they are
related. He explained the need for both gas regulator stations in that they step down
transmission pressure to residential consumption pressure. He said that the locations
selected for these units were central to the west side and east side neighborhoods,
respectively. He further explained that they consist of a small 202 square foot building
and are surrounded by a chain-link fence and a planted bufferyard. He indicated that the
proposal met the district and standard conditions for the granting of a conditional use and
asked that the Board approve both requests.
No one spoke in opposition. Chairman Bostwick asked for Staff comments.
Planner Osborne indicated that Staff was satisfied that the conditional use and site
development plan submittal requirements were met and recommended approval of both.
Chairman Bostwick closed the public hearing and asked for a motion. Mr.
Burgoyne moved to approve the conditional use. Mr. Bolduc seconded the motion which
passed 5 to 0. Mr. Burgoyne then moved to approve the site development plan as
presented. Mr. Bolduc seconded the motion. The Board voted 5 to 0 in favor.
Item No. 6: Conditional Use/Site Development Plan approval for construction of a 202
sq. ft. building for a public utility use (natural gas pressure regulator
station) located on Odlin Road (in front of the Elks Club) in an Urban
Service District. Bangor Gas Company and City of Bangor, applicants
Chairman Bostwick opened the public hearing. As Mr. Cote had already
addressed this item under the discussion of Item No. 5, above, Chairman Bostwick asked
for opponents.
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As no one spoke in opposition, Chairman Bostwick asked for Staff comments.
Planner Osborne indicated that both the conditional use and site development plan
requirements and submittals were met and Staff recommended approval of both.
Chairman Bostwick closed the public hearing and asked for a motion. Mr.
Lingley moved to approve the conditional use. Mr. Kreitzer seconded the motion. The
Board voted 5 to 0 in favor. Mr. Lingley then moved to approve the site development
plan. That motion was seconded by Mr. Kreitzer and it passed unanimously.
Item No. 1: Amending Chapter 165, Article XIV, Section 65-100, D(4)(b) – High
Density Residential District to add above-grade walkways as a conditional
use. City of Bangor, applicant. C.O. # 00-82.
Planning Officer Weber summarized the reasons for this ordinance amendment.
She indicated that the current ordinance permits at-grade or subgrade enclosed walkways,
but not above-grade walkways. The proposed amendment would allow for greater design
options to improve access between buildings used for elderly or congregate housing.
This design flexibility, in turn, would promote the health, safety and welfare of the
residents. She emphasized that the design standards are intended to ensure that the
walkways remain connecting structures in appearance and function.
Planning Officer Weber also noted that group housing is allowed in the High
Density Residential District, but the density requirements of 50 dwelling units or less
must be maintained. Single or multi-story enclosed walkways could connect group
housing units, without adding density, with the proposed design standards. A lengthy
discussion followed on the specific design standards, notably the provision regarding
percentage and type of glass glazing. The Board considered its role as an overseer of
project design specifications, and how much latitude it should have in the review and
approval process. Planning Officer Weber stressed that the intent behind these standards
are to convey the appearance of visual separation of the walkways and buildings through
the use of transparent (not dark and reflective) glass. Board members reached agreement
on these issues, and accepted the language of the Amendment as proposed.
Mrs. Bostwick closed the public hearing and asked for a motion. Mr. Lingley
moved to recommend to the City Council that the Zoning Amendment contained in C.O.
# 00-82 be approved. Mr. Fournier seconded the motion. The Board voted 5 to 0 in
favor.
APPROVAL OF MINUTES
Item No. 7: Planning Board Approval of Minutes of December 21, 1999 and January
4, 2000 Meetings.
The minutes of the December 21, 1999 and January 4, 2000 meetings were
unanimously approved as printed.
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NEW BUSINESS
Item No. 8: Site Development Plan approval to construct a 6,100 sq. ft. addition to the
existing building at 5 Coffey Street for loading dock use in an Urban
Industry District. Maine Distributors, applicant.
Planner Osborne noted that revised plans had been submitted addressing Staff
concerns as outlined in the Staff memo. As the plans were now in order, Staff
recommended approval.
Mr. Lingley moved to approve the site development plan as presented. Mr.
Burgoyne seconded the motion, which passed 5 to 0.
Item No. 9: Planning Board Discussion of Waterfront Rezoning.
Planning Officer Weber thanked members for sharing their ideas at the Joint City
th
Council and Planning Board meeting on January 10. Board members expressed their
thoughts and concerns regarding the proposed redevelopment plan. Board members
agreed that the area should be developed in a manner that maximizes open space
opportunities along the Waterfront. Planning Officer Weber noted that the same
sentiment was expressed by people who attended the Neighborhood Meetings at Mary
th
Snow, Fairmount, and Downeast Schools on January 11. The next joint meeting of the
th
City Council and Planning Board will be held on January 25 to discuss proposed uses
for an expanded Waterfront Development District.
MISCELLANEOUS BUSINESS
Item No. 10: Planning Board Review of Correspondence and Other Communica-
tions from the Planning Office.
Planners Weber and Osborne indicated that there need to be Planning Board
discussions on subdivision specifications, notably the maximum number of lots and
length of roads that will be allowed in future subdivisions. These issues need to be given
attention because of the safety aspects in developments with high density (many lots) and
limited access (one road in and out).
There being no further items for discussion, the meeting was adjourned at 8:48
p.m.
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