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HomeMy WebLinkAbout1996-07-02 Planning Board Minutes PLANNING BOARD OF THE CITY OF BANGOR MEETING OF JULY 2, 1996 MINUTES Board Members Present: Moshe Myerowitz, Chairman Mary Ann Bostwick George Burgoyne Thomas Drummond Carol Woodcock City Staff Present: John Lord Robert Osborne News Media Present: Bangor Daily News WABI-TV WLBZ-TV WVII-TV Chairman Myerowitz called the meeting to order at 7:30 p.m. Associate Members Bostwick and Woodcock were asked to vote in the absence of Board Member Hall. PUBLIC HEARINGS Item No. 1: Conditional Use/Site Development Plan approval for a community living facility use located at 52 Division Street in an Urban Residential 2 District. Project Atrium, Inc., applicant. Chairman Myerowitz announced that the applicant had submitted a letter requesting that this item be withdrawn. Item No. 2: Conditional Use/Site Development Plan approval for a light industry use (manufacture and sale of trailers) in a General Commercial and Service District. Harvey Trailers, applicant. Chairman Myerowitz opened the public hearing and asked for proponents. 1 Brian Ames, Ames Engineers, represented the applicant and answered questions from the Board. Vaughn Smith, owner of the property, told the Board that the manufacturing activity would take place within the building. No one spoke in opposition. Chairman Myerowitz asked for comments from Staff. Planning Officer Lord told the Board that the proposed light industry aspect of the use met the conditional use criteria contained in Article 15, Section 4.4, H. as well as the requirements of Article 1, Section 8. Staff recommended conditional use approval. As there were no alterations proposed to the site, Staff also recommended approval of the site sketch submitted in support of this application. Chairman Myerowitz closed the public hearing and asked for a motion. Mrs. Woodcock moved to approve the conditional use request. Mr. Drummond seconded the motion, which passed by a vote of 5 to 0. Mr. Drummond then moved to approve the site plan as presented. Mr. Burgoyne seconded the motion, which also passed by a vote of 5 to 0. APPROVAL OF MINUTES Item No. 3: Planning Board Approval of Minutes of June 18, 1996 Planning Board Meeting. The minutes of the June 18, 1996 Planning Board meeting were unanimously approved as printed. NEW BUSINESS Item No. 4: Site Development Plan approval for construction of a 13,216 sq. ft. building for use as a place of worship in a High Density Residential District located at 987V Union Street. Messiah Baptist Church, applicant. As plans were not ready for review, Staff requested that this item be continued to the Board's next meeting. Mr. Burgoyne moved to continue this item to the Board's July 16, 1996 Meeting. Mr. Drummond seconded the motion. The Board voted 5 to 0 in favor. Item No. 5: Site Development Plan Revision approval to extend the 2 completion date for construction of a medical office complex located at 401-409 Broadway in a Contract Government and Institutional Service District. MediMaine Real Estate Limited Partnership, applicant. Dr. Kittredge, the applicant, explained that due to the complexity and scale of this project it was taking time to secure tenants and financing. Therefore, he was requesting an extension of the completion date. Staff recommended approval as it met ordinance requirements for the granting of a completion date extension. Mr. Burgoyne moved to extend the completion date for this project until July 19, 1998. Mrs. Bostwick seconded the motion which carried unanimously. Item No. 6: City Council Referral of C.O. # 96-51(Amended) - Nightclub Use in the Downtown Development District Chairman Myerowitz asked the Planning Officer to update the Board on the status of this pending amendment to the Downtown Development District. Planning Officer Lord explained the sequence of events that transpired since the original public hearing and noted that the Council at its last meeting had referred it back to the Planning Board for further review and suggestions (after having deleted condition No. 5 of the conditional use relating to management of the premises, etc.) He suggested that the Board might want to review the language of the amendment and make any changes which would appear to improve it in the Board's eyes. Chairman Myerowitz suggested that the Board take the amendment section by section and hold a straw vote on each section to see if consensus could be achieved. The Board discussed the basic definition of the conditional use and decided to suggest an amendment which would define such uses for the purposes of the Ordinance as those "whose normal hours of operation extend beyond 11:00 p.m." With that amendment the Board approved the definition. The Board reviewed the first condition and suggested that the language be changed from "will" to "may" in the first sentence. Also, a suggestion was made that the language relating to hours of operation being a condition of approval be reworded to match that 3 in subsection 2. The Board then voted to indicate approval of this subsection. After some discussion, the Board voted to leave the second condition relating to "maximum occupancy" as worded. After some discussion the Board voted to leave the third subsection as worded, also. There was considerable discussion of the wording of the condition contained in subsection 4 and the Board felt that it would be more appropriate to have a specific parking standard introduced into this condition. It was agreed that a standard of one parking space for each four persons of occupancy was an appropriate standard and consistent with the parking standards in the Ordinance. There was considerable discussion about the location of such parking and whether such parking would be available to such uses under present conditions, but after some review of this requirement, the Board voted to leave subsection a and b of condition 4 as worded. The Board then voted to indicate its support of subsection 4 with the amended language providing a specific parking standard. There followed some discussion as to what would be the best way to proceed at this point. The Planning Officer suggested that the amended language be added to the proposed amendment and that the Board take formal action on the revised amendment at its next meeting. The Board assented to this procedure. MISCELLANEOUS BUSINESS Item No. 7: Planning Board Review of Correspondence and Other communications From the Planning Office. Planning Officer Lord asked if late Tuesday afternoon on Tuesday, July 16, 1996 would be a workable time for the annual Board orientation (prior to the regularly scheduled meeting). As this was amenable to the Board Members present, Planning Officer Lord indicated that specific information would be forwarded to the Board prior to the meeting. 4