HomeMy WebLinkAbout2013-11-19 Planning Board Minutes
PLANNING BOARD OF THE CITY OF BANGOR
MEETING OF NOVEMBER 19, 2013
MINUTES
Board Members Present: Doug Damon, Vice Chairman
Paul Bolin
Charles Boothby
Wayne Mallar, Alternate Member
Julie Williams
City Staff Present: David Gould
Peter Witham
Vice Chairman Damon called the meeting to order at 7:00 p.m.
PUBLIC HEARINGS
Item No. 1: To amend the Land Development Code by changing a
parcel of land located at 2 Fourteenth Street from
Urban Residence One District to Contract Urban Residence
Two District. Said parcel containing approximately 2.58
acres. JRG Properties, applicant. C.O. # 14-006.
Vice Chairman Douglas Damon indicated that he was filling in due to the absence
of Chairman Sturgeon. Mr. Damon noted that Associate Member Mallar would be
participating to bring the voting members to five. Vice Chairman Damon opened the
Public Hearing. He noted that the issue before the Board was zoning policy and future
development and the Board did not have a specific site plan before them nor were they
dealing with curb cuts, sidewalks, or landscaping. Those details would be reviewed
later when a specific project is proposed.
Mr. John Graham, owner of JRG Properties, indicated that he was seeking to
change the zoning of his property to allow him to build something other than single-
family homes on the 2.5 acre parcel. Mr. Graham noted he had several business
ventures in Bangor and had been a resident his whole life. He has several rental
developments that are all first-rate projects and cause little or no adverse impacts on
adjacent properties.
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Mr. Graham noted that abutters had concerns about development adjacent to
their properties. His understanding is that he has access to Fourteenth Street as well as
Holland Street. The property has been for sale for some time but few parties were
interested in it being limited to single-family detached dwellings.
Mr. Walter Kamyk, of 38 Holland Street, indicated that he was not in support of
apartments or rental units in his neighborhood. He noted he resided there, went to
work every day, and came home there at night and his property was not a business
opportunity but a home. He did not find the real estate market concerns a reason to
change the character of his neighborhood.
Mr. Mark Ricketts, of 50 Holland Street, indicated that he was not in support of
the proposed change. He was concerned that apartment units would bring with them
more traffic, more noise, and a potential increase in crime.
Ms. Dale Ruopp, 28 Holland Street, indicated that she was not in support of the
proposed change. She was concerned about additional traffic on Holland Street which is
very narrow with limited areas to turn around. Neither Holland Street nor Fourteenth
Street have sidewalks so any additional traffic would be hazardous to pedestrians.
Mary Ricketts, of 50 Holland Street, indicated that apartment units are not
consistent with their neighborhood of single-family homes.
Caragene Brennan, of 58 Holland Street, noted that she lived at the end of
Holland Street and it was narrow and much of the traffic from the complex will need to
access Holland Street immediately next to her home.
D. W. Mayweather indicated that he resided at 18 Holland Street and did not find
the proposal consistent with the neighborhood.
William McCready and Michael Brecht, 31 Tyler Avenue residents, were unable to
attend the meeting but forwarded an email to the Planning Board. They had concerns
of the disruption of construction and the narrowness of Holland Street. They also
thought apartment dwellings would be inconsistent with the existing detached single-
family homes.
Mr. Graham addressed the Board to answer some of the concerns raised. He
noted that at his attached residential development off Burleigh Road there was very
little traffic. Mr. Graham noted that while Holland Street is narrow he found there was
room for two vehicles to pass even with a large oncoming truck. Mr. Graham noted he
was very interested in being a good neighbor and was very proud of the developments
he had done in Bangor.
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Planning Officer Gould explained how the contract zone change process worked
and what additional restrictions were added in this contract. The housing style would be
limited to attached residential only and the units would have an individual outside
access similar to a townhome or duplex. Mr. Gould noted several attached residential
developments in low density residential areas of the City. Mr. Gould indicated that the
second contract standard limited the density to 5 units per acre and that density would
allow for a maximum of 12 units on the property.
Mr. Gould noted from a traffic generation perspective that attached units and
apartments generate fewer trips per unit than single-family dwellings. The amount of
site disturbance from attached residential is less than single-family dwellings especially
if new roads and utilities are involved. Mr. Gould noted that often the Board hears that
neighbors fear they will lose some level of privacy when a new development is
constructed next door. The fact is everyone values privacy. The occupants of a new
dwelling value their privacy as much as the occupant of the existing dwelling.
Planning Officer Gould noted that what the contract rezoning requests the City to
consider is whether this property along Fourteenth Street Extension can be developed
in a manner other than detached single-family dwellings that can coexist harmoniously
with existing development on Holland Street.
Vice Chairman Damon closed the Public Hearing and asked for a motion.
Member Williams made a motion to recommend the proposed contract zone change to
the City Council. Member Boothby seconded the motion. The Board voted two in favor
and three opposed to recommend to the City Council that the contract rezoning from
URD-1 to URD-2 Contract as contained in C.O. # 14-006 be approved.
Planning Officer Gould noted that the City Council would take final action on the
application on Monday November 25th. With a negative recommendation from the
Planning Board it will take a 2/3 majority of the Council to approve the proposed
change.
APPROVAL OF MINUTES
Item No. 2: Planning Board Approval of Minutes.
Vice Chairman Damon indicated that the Minutes of the November 5, 2013
Meeting were in order. Mr. Boothby moved to approve the Minutes of the November 5,
2013 Meeting. The motion was seconded and it passed unanimously.
The meeting was adjourned at 7:53 p.m.