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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. 2 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. 3 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. 4 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. 5