HomeMy WebLinkAbout2000-11-07 Planning Board Minutes
PLANNING BOARD OF THE CITY OF BANGOR
MEETING OF NOVEMBER 7, 2000
MINTUES
Board Members Present: Mary Ann Bostwick, Chairman
George Burgoyne
Frederick Costlow
Robert Guerette
Robert Kreitzer
Robert Lingley
City Staff Present: Katherine Weber
Peter Witham
News Media Present: None
Chairman Bostwick called the meeting to order at 7:00 p.m. In the absence of
Board Member Fournier, Associate Members Guerette and Kreitzer alternated voting.
CONSENT AGENDA
Mr. Burgoyne asked to remove Item No. 4A and consider it under New Business.
As no one else wished to remove any other items, Chairman Bostwick asked for a
motion. Mr. Lingley moved to approve the remaining items on the Consent Agenda. Mr.
Burgoyne seconded the motion. The motion passed by a vote of 5 to 0. Those items
approved are:
Item No. 1: Site Location of Development Modification Approval to construct two
dugouts and a 25’ x 35’ building for meeting and press use located at 1
College Circle in a Government and Institutional Service District. Husson
College, applicant.
Item No. 2: Site Location of Development Modification Approval to construct a
13,600 sq. ft. addition to the existing Sam’s Club retail store located at 47
Haskell Road in a General Commercial and Service District. Wal-Mart
Stores, Inc., applicant.
Item No. 3: Site Development Plan approval to fill and grade property located at 1391
Broadway in a High Density Residential District and a Rural Residence
and Agriculture District. Judson M. Grant, Jr., applicant.
Item No. 4: Site Development Plan approval to construct a 14,300 sq. ft. paved
skateboard park within the existing Paul Bunyan Park located between
Main Street, Dutton Street and Buck Street in a Government and
Institutional Service District. City of Bangor, applicant.
PUBLIC HEARINGS
Item No. 5: Conditional Use/Site Development Plan approval to reuse the existing
building at 326 State Street for a professional office use in a Multi-Family
and Service District. Ariel Wilcox, applicant.
Chairman Bostwick opened the public hearing and noted that the applicant had
requested that this item be continued in order to allow the applicant time to address Staff
concerns with the proposed site development plan. Mr. Burgoyne moved to continue
this public hearing to the next meeting. Mrs. Bostwick seconded the motion. The Board
voted 5 to 0 in favor.
Item No. 6: Conditional Use/Site Development Plan approval to construct an addition
to the existing kennel building at 1412 Essex Street in a Rural Residence
and Agriculture District. Groom & Board/Jessica Banks, applicant.
The public hearing was opened by Chairman Bostwick, who asked for comments
from proponents. Jessie Banks, the applicant, told the Board that she was proposing to
construct a 16’ x 54’ addition on her existing kennel building in order to use half of the
building for a nursery/floral business and use the remainder as the existing kennel.
She went on to explain that the existing dog kennel would be decreased by five runs.
No one spoke in opposition. Chairman Bostwick asked for comments from Staff.
Planning Officer Weber explained that this was a conditional use because of changes to
the existing kennel (which is a conditional use in the RR & A District). She explained
that this was actually a reduction in the kennel portion of the use. Planning Officer
Weber told the Board that this proposal met the conditional use requirements of the Rural
Residence and Agriculture District as well as the four standard conditions for granting
conditional use approval. She also indicated that the site development plan was complete
and met the requirements of the district. Staff recommended approval of both the
conditional use and site development plan.
Chairman Bostwick closed the public hearing and asked for a motion. Mr.
Burgoyne moved to approve the conditional use. Mr. Costlow seconded the motion. The
Board voted 5 to 0 in favor. Mr. Burgoyne then moved to approve the site development
plan as presented. Mrs. Bostwick seconded the motion. The motion passed by a vote of
5 to 0.
Item No. 7: Conditional Use/Site Development Plan approval to construct a 4,300 sq.
ft. building for use as a restaurant with a drive-thru use located at 1111
Union Street (Airport Mall) in a Shopping and Personal Service District.
McDonald’s Corporation, applicant.
Chairman Bostwick opened the public hearing and asked for comments from
proponents. Peter Hedrich, DeLuca Hoffman Associates, represented the applicant. Mr.
Hedrich discussed the proposed site development plan indicating that the proposed 4,300
sq. ft. restaurant would have 94 inside seats and 24 outside seats. He also discussed
access to the site, proposed utilities, screening, lighting, traffic, circulation on the site,
and the circulation pattern for the proposed drive-thru window.
Mr. Burgoyne had questions regarding regulating traffic that presently accesses
this site from Union Street to use the ATM, and the size of the proposed restaurant. Mr.
Hedrich said that signage would be installed directing the ATM traffic to the Mall
entrance road, and the proposed building was a standard McDonald’s size and design.
The existing McDonald’s restaurant has approximately 100 seats.
Kevin Feeney, real estate representative for McDonald’s Corp., also addressed
Board Member’s questions.
No one spoke in opposition to the proposed project. Chairman Bostwick asked
for Staff comments. Planning Officer Weber noted that revised plans had been submitted
addressing staff concerns (as noted in the Staff memo). The proposed use met the two
specific requirements of queuing and the additional parking for the drive-thru use and
also met the four standard conditions for conditional use approval. As the plans were
now complete and in order, Staff recommended both conditional use approval and site
development plan approval.
Chairman Bostwick closed the public hearing and asked for a motion. Mr.
Costlow asked a question regarding the addition of more traffic to this area when the
existing McDonald’s building is reused. Mr. Hedrich explained that they had prepared an
extensive traffic study that included not only the existing traffic on Union Street but also
projections for the proposed traffic that will be generated by the new restaurant. Mr.
Lingley moved to approve the conditional use request. Mr. Burgoyne seconded the
motion. The Board voted 5 to 0 in favor. Mr. Lingley then moved to approve the site
development plan as presented. Mr. Costlow seconded the motion. The motion also
carried 5 to 0.
APPROVAL OF MINUTES
Item No. 8: Planning Board Approval of Minutes of August 15, 2000 September 5,
2000, September 19, 2000, October 3, 2000, and October 17, 2000
Meetings.
Mr. Burgoyne moved to approve all the minutes noted above. Mr. Lingley
seconded the motion. The motion passed 5 to 0.
NEW BUSINESS
Item No. 9: Site Development Plan Approval to reuse an existing building at 268
Odlin Road for self storage (mini storage) use and to remove existing
pavement and replace with plantings in a General Commercial and Service
District. Miami North, Inc., applicant.
Don Simpson, the applicant, explained that he wished to reuse an existing
building for self storage use (mini storage). Planning Officer Weber noted that a revised
plan had been submitted addressing Staff concerns regarding buffers, and removal of
pavement. As the plan was now complete and in order, Staff recommended site
development plan approval.
Mr. Lingley moved to approve the site development plan as presented. Mr.
Costlow seconded the motion. The Board voted 5 to 0 in favor.
Item No. 4A: Site Development Plan Approval to construct a 650’ x 24’ Entrance
Boulevard to the University College of Bangor campus located off Maine
Avenue. University of Maine System, applicant.
David Wilson, Director of Facilities for the University of Maine System,
described the proposed site development. Mr. Wilson explained that the new entrance
road is an important part of the campus Master Plan for the University College of Bangor.
He further noted that the existing entrance to the campus is not very attractive or easy to
find. He emphasized that the new entrance is the first step in a series of improvements
for the University College campus.
No one spoke in opposition. Planning Officer Weber told the Board that the plan
as presented was complete and in order and met all district and submittal requirements.
Staff recommended site development plan approval.
Mr. Burgoyne moved to approve the site development plan. Mr. Lingley
seconded the motion. The Board voted 5 to 0 in favor.
MISCELLANEOUS BUSINESS
Item No. 10: Planning Board Review of Correspondence and Other
Communications from the Planning Office.
Planning Officer Weber distributed items from the Dept. of Environmental
Protection regarding compliance of the City’s Land Development Code with the State’s
Shoreland Zoning Statute. She noted that Bangor’s Ordinance was basically in
compliance but that DEP was recommending some language changes. These changes
would be before the Board at a later meeting.
There being no other items for discussion, the meeting was adjourned at 8:04 p.m.