Loading...
HomeMy WebLinkAbout2000-03-21 Planning Board Minutes PLANNING BOARD OF THE CITY OF BANGOR MEETING OF MARCH 21, 2000 MINUTES Board Members Present: Richard Fournier, Vice Chairman Ray Bolduc George Burgoyne Frederick Costlow Robert Kreitzer Robert Lingley City Staff Present: Katherine Weber News Media Present: None Vice Chairman Fournier called the meeting to order at 7:00 p.m. In the absence of Board Member Bostwick, Associate Members Bolduc and Kreitzer alternated voting. CONSENT AGENDA Vice Chairman Fournier asked to be excused from voting on Item No. 1 as he is employed by the applicant. Robert Lingley asked that Item No. 2 be removed from the Consent Agenda and discussed under New Business. Frederick Costlow moved to approve the Consent Agenda. The motion was seconded by Robert Lingley, and it passed by a vote of 4 to 0. The item approved was: Item No. 1: Site Development Plan Revision approval to revise the completion date for construction of a 3,178 sq. ft. bank building with four drive-thru lanes located at 687 Hogan Road in a General Commercial and Service District. Bangor Savings Bank, applicant. APPROVAL OF MINUTES Item No. 3: Planning Board Approval of Minutes of March 7, 2000 meeting. The minutes of the March 7, 2000 meeting were approved as printed. NEW BUSINESS Item No. 4: Site Development Plan approval to construct a paved auto display area located at 729 Hogan Road (Frost Drive) in a General Commercial and Service District. VanSyckle Lincoln-Mercury, applicant. Planning Office Weber indicated that the Planning Office had received a written request from the applicant to table the item until the April 4, 2000; and that Staff recommended approval of the request. It was moved, seconded, and unanimously approved to continue this item to the Board’s April 4, 2000 meeting. Item No. 5: Site Location of Development/Site Development Plan Approval for an after-the-fact approval of 3.5 acres of structures (which include the Family Business Center, various parking lots and patios and a proposed 8,100 sq. ft. NESCOM building) located at 1 College Circle in a Government and Institutional Service District. Husson College, applicant. Shawn Small of Civil Engineering Services, the applicant’s consultant, gave a brief summary of the project, and responded to questions from the Planning Board. Mr. Small noted that most of the Husson College campus had been constructed between 1968 and 1970, prior to the enactment of the Site Location of Development Act. Construction projects after 1970, including the proposed new building to house the New England School of Communication and associated paved areas, tripped the 3-acre threshold. Planning Officer Weber indicated that the issues regarding the drainage analysis and the required improvements to the NESCOM parking lot had been successfully addressed by the applicant in the interim between the mailing of the Staff Memo and the meeting; and that Staff recommended approval of the Site Location of Development and Site Development Plan. Separate motions were made, and seconded, to approve the Site Location of Development and the Site Development Plan; and both motions passed by a vote of 5-0. Item No. 2: Site Development Plan approval to construct a three-unit apartment building on the corner of Valley View Lane and Glenwood Drive (54 Valley View Lane) in a High Density Residential District. Peter J. Reilly, applicant. Planning Board members discussed the zoning situation that allows for a three- unit apartment building to be constructed on a lot approved in the Glenwood Subdivision in 1976. Member Robert Lingley expressed concern regarding the increased density that would be created by a three-plex in this (already) high density residential neighborhood. Planning Officer Weber explained that the zoning standards that were in effect in 1976 when the subdivision was approved and constructed (Residential 4 from the 1974 Zoning Ordinance) are the standards that govern what can be developed on this lot today. The 1974 Ordinance allows a three-unit apartment, and does not have a dwelling unit per acre requirement. After further discussion, Planning Officer Weber noted that the City Engineer’s Office had indicated that the storm water from this triplex lot could impact the adjacent lot and suggested that the approval be conditioned upon construction of an additional storm drain inlet adjacent to Glenwood Drive. Planning Staff recommended approval of the Site Development Plan with the condition that the applicant construct an additional storm drain inlet adjacent to Glenwood Drive and that the inlet be approved by the City Engineer. Mr. Burgoyne moved to approve the Site Development Plan with the condition noted by Staff. The motion was seconded by Mr. Costlow, and was passed by the Board. Item No. 6: Planning Board Discussion of Comprehensive Plan Implementation Grant. Planning Officer Weber distributed grant application materials and discussed the grant program offered through the Maine State Planning Office (SPO). The Planning Board reviewed and discussed the four proposed activities for the Implementation Grant, namely: 1. Development of a Guide for the Future based on the Comprehensive Plan that integrates all planning goals, objectives, and strategies for wise growth and conservation into a unified document. 2. Update and revision of the City’s Land Development Code, Subdivision Regulations, and Design Standards to augment their value as a planning and regulatory tool. 3. Implementation of the Growth Management Strategies for specific neighborhoods and areas on Bangor that build on the guidelines and recommendations developed in the Comprehensive Plan. 4. Reproduction of the Comprehensive Plan, Guide for the Future, Updated Codes, and Area Growth Management Strategies. Planning Board members requested that residential neighborhood conservation and open space needs also be addressed in this next phase of City planning. The motion was made and seconded that the Planning Board recommend to the City Council that the Comprehensive Plan Implementation Grant is consistent with the City’s comprehensive planning efforts, and that the Board supports the submission of an application to the SPO. The Board voted unanimously in favor of the motion. Item No. 7: Planning Board Discussion of the Outdoor Recreation Facilities Grant. Planning Officer Weber informed the Planning Board that the City is also applying for a grant through the Maine Department of Conservation’s (DOC) Land and Water Conservation Fund to help support the construction of a new Creative Playground in Hayford Park on Union Street. She indicated that the existing playground is unsafe and does not meet current safety standards, and must be replaced this year. The City is applying for DOC funds to assist in this project. The Board discussed recreation needs in general, and expressed the need to prioritize future projects. The immediate safety issues surrounding the Hayford Park Creative Playground were recognized by Board members. The motion was made and seconded, and the Board then voted unanimously in favor of a motion to recommend to the City Council that the Outdoor Recreation Facilities Grant is consistent with the City’s Comprehensive Plan, and supports submission of the grant application to DOC. Item No. 8: Planning Board Discussion of Waterfront Rezoning Project. Planning Officer Weber updated the Planning Board on the latest developments in the City’s efforts to redevelopment the Penobscot waterfront. She reported that the City received a small, but impressive response from its “Request for Qualifications” from potential developers. The next step will be to invite these interested developers to Bangor for a site visit and interview to determine their possible involvement in the City’s community development project. These site visits will occur this spring, followed by “Request for Proposals” in early summer. In the meantime, the City will undertake more improvements on the shoreline and bulkhead. MISCELLANEOUS BUSINESS Item No. 8: Planning Board Review of Correspondence and Other Communications from the Planning Office. There was no other correspondence to come before the Planning Board. The meeting was adjourned at 7:55 PM.