HomeMy WebLinkAbout1990-02-12 90-76 ORDER{:multi; Action
OM 2/6/90 Item No. 90-76
Approving Mobilehome Park Construction Permit -
hamMbion; Stillwater Woods MobilehomePark
Responsible Department: Planning Division
CORMHURarv• The Planning Board held a.public hearing for a Mobilehome
ark Construction Permit for a 284 space mobilehome park in the Still -
rater Avenue/Chase Road area at its regular Planning Board Meeting of
ebruary 5, 1990.
fter some discussion as to the limits of the scope of review of the
and under the Mobilehome Park Ordinance, the Board voted to recommend
he construction permit application to the City Council with two c -
itions:
1. That the conditions proffered by applicant to meet the Planning
Board's conditional special exception approval be formalized in a
legally binding document; and
2. That the applicant request a ruling by the Corps of Engineers as t
whether the project needed a permit from the Corps of Engineers
because of the presence of wetlands on the site as identified by
the recent study conducted for the City of Bangor.
(Continued)
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IRYLAIRIN Wn
OM February
12, 1990 Item No. 90-76
hism/Subjess: Approving Mobilehome Park Construction Permit -
Stillwater Woods Mobilehome
Park (Continued)
Resyomlble Department:
CwnnWnpry. _
Proposed condition., No. 1 relates to
easements for a proposed
private sewer serving the. site and commitments by applicant to
make such sewer legally availableto
the City for public use
if the City so desired in thefuture.
Mori Sears
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Introduced For
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❑ First Reading Pape --gt of�
❑ Referral _
90-)6
Ae®fined b Councilor Sullivan. February 12. 1990
_pp11. CITY OF BANGOR
(TITLE.) WauYal Approving Bottlenose Park construction. Permit -
Stillwater Woods Mobilehome Park
By w My Cassel of Bu My WBaflow:
06UM%
TWTrn accordance with the provisions of Chapter %I, Article
4, Section 1.5the -Bangor City Council hereby grants approval of a
Mobilehome Park Construction Permit for the construction of Stillwater
Woods Mobilehome Park located on Stillwater Avenue and Chase Road
subject to the conditions recommended by the Planning Board at its
meeting of February 5, 1990 and the concerns and conditions outlined
by the City Engineer in his memorandum of February 2, 1990, a copy of
which is attached hereto.
STATEMENT OF FACT: The Mobilehome Ordinance requires that after
view by the Director of Code Enforcement and
Are Prevention and the City Engineer, the
Planning Board shall hold a public hearing and
report its findings to the City Council for
final action.
90-76
IN CITY COIMCIL 0 R 0 E R
February 12, 1990
Councilor Baxl's amendment Title,.
passed as follows:
1. The the conditions proffered Approving Mobil home Park Construction
by applicant to meet the Planning ..........."'"......................
Board's conditional special Permit Stillwater Woods Nobilehome Park
exception approval be formalized .................. ..............
2. a legally banding t request
and C� ^�".�
2. That the
th applicant request a
ruling by hfie Corps of engineers Amognedbe
as to whether the Corpseo vended
a permit from [M1e Corps of Engineers -
because of the presence of wetlands ..... .. .....�..-pl........
n the site as identified by the recent Councilman
study conducted for the City of Bangor.
Councilor Sullivan's amendment
passed as follows: amending
Ordinavca subject to Ch. 5, Art. 9
5-4A Sewer Extension.
Passed as amended.
L CITY rUM
CONDITIONS REQUIRED TO COMPLY WITH
SPECIAL EXCEPTION/SITE PLAN APPROVAL
1. That prior to issuance of a mobilehome construction
Permit pursuant to Chapter EI of the City of Bangor Ordinances,
the applicant shall obtain written approval of the City Engineer
of the design an location of all sewer and water lines serving
Its proposed rrevocable easements as provided herein. In
reviewing the applicant's sewer and water system, the City
Engineer shall require that all lines, with the exception of
service lines serving individual mobilehomes, comply with the
minimum standards for the location and design of public sewer and
water lines located in conventional single-family residential
subdivisions. All water lines shall be subject to the approval
of the Bangor water District.
2. All sewer.lines serving the applicant's project shall
be accessible at no cost to the owners of single-family
residences abutting the sewer lines; provided, however, the
applicant shall not permit any person to enter said sewer line
without first obtaining all permits required under State law and
local ordinances for the entry into a public sewer.
3. The construction of all sewer lines serving the
premises shall be under the direct supervision of the City
Engineer or his designee. All costs of such supervision shall be
paid by the applicant within 30 days of the issuance of a bill
therefor.
4. In the event the City of Bangor should want to extend
its public sewer services to locations on Stillwater Avenue near
or beyond the applicant's mobilehome park, the applicant will
grant such easements to the City of Bangor as may be "required for
the City to utilize the sewer lines through said park to connect
entries or exits on the Chase Road to entries or exits an
Stillwater Avenue. All sewer lines located on land of third
parties shall be located within easements of 20 feet in width
(10' on each side of the sewer centerline); said easements to
grant to the applicant, its successors or assigns, the free right
to enter, dig up, and for all other purposes to permit the
operation, maintenance, repair and replacement of said sowar
line, whether it be private or public.
5. The applicant shall agree, in a form approved by the
City Solicitor and eligible for recording in the Penobscot
Registry of Deeds, that all lines constructed pursuant to these
conditions may be accepted at any time by the City of Bangor, as
Public sewers , at no cost to the City; and that all easements,
equipment, and facilities relating to the operation and
maintenance of said sewers shall be assigned or otherwise
transferred to the City at no cost.
6. These conditions shall be enforceable as against
future owners of the mobilehome park and shall run with the title
to the land on which the park is situated.
December 4, 1989 COPY
MPMO 90-]6
TO: John Lord, Planning Director
FROM: John T. Frawley, City Engineer
DATE: February 2, 1990
SUBJECT: Construction Plana - Stillwater Woods Mobile Home Park
This office has reviewed the construction plana of the Stillwater Woods Mobile
Home Park as presented by Stiliban Inc., and find them to be acceptable and
sufficiently complete for construction purposes. The plans reviewed include the
Mobile Home Park plana dated December 4, 1989 and the off-site sanitary sewer plans
and profiles dated January 12, 1990.
We have examined the storemater drainage calculations and the layout 'of.:thereeormr_
sewer system and detention pond. and find them to be adequate. The system envisions
closed drainage system, with all street water collected by catch basins, which 1e
considered to be more desirable than open ditch construction.
The typical roadway < section shows a total pavement depth of twenty -a n inches
from subgrade, which Extends m
ns rmal requirements residential streets. The
r
action does not indicate the c sectional slope of the travel way, and this
officerecommends that it be 3%from center line to the curb.
The sanitary sewer system, including typical details. is complete and satisfactory.
It should be noted that the Hain line. including the off-site section southwest of
Chase Road and the line along Ramlosa Drive and the northerly end of Evergreen Drive,
have been established at the line and grade previously re o®ended by the City for
possible future public sewer extension into the Stillwater Avenue - Chase Road area,
and the eight inch size isadeque a t0 serve additional areas surrounding the project,
which Would make it suitable for future acceptance as a public sewer if so desired.
There have been concerns expressed about soil conditions within portions of the
e
project a and thepossible need for special construction details if unsuitable
conditions are untered. This question has been discussed at length with the
applicants engineer, and it Is agreed that there may be roadway areas which might
require undercutting, and/or geotextile fabrics to stabilize the roadway subgrade.
It may also be necessary
ary to install six inch perforated underdrain in certain low
areas
of the projectsit, along the edge of certain roadways. The exact location
andextent of such requirements can only be determined in the field as such areas
are encountered.
It is also noted that a large portion of the site Is to be filled. This work should
be proceeded by stripping roadway areae to a depth Were suitable soil conditions are
encountered prior to filling.
This office would recommend issuance of 8 construction permit subject to the comments
noted above.
JTP/c[g
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90-]6
The following list of people are associated with:
STILLBA INC:'""" -- '
Thomas -Walsh-andChildren
CL�T�YyyOF � 90 76
Y MAINE «'
YY COOFCEMENT&PIPE PPEVENTION i[� zm/www�
Thoomamm E. Snell, pirecmr
Este: Feb 1, 1990
To: The Plam i J 6ozrd
From: 'Rua:as &a11, Oirectar
SWaject: Stillban, II .
This is to =fiem that the application for mpatiyctiai, and the
plans for the Stillban, Inc. Yvile I Park lave been reviewed by
this office, and it has teen aetemined that there. ere no discrep:
ancien fou l with all applicable codes are standards for c struction
of this project.
A RM
90-76
Item No. 2: Mobilehome Park Construction Permit - Stillwater
Avenue and Chase Road - Stillban Inc.
a. Applicant requests a mobilehome park construction permit for
the construction of a 284 unit mobilehome park in the Still-
water Avenue and Chase Road area in an Agricultural Zane.
(Recent changes to the City's Zoning Ordinances have deleted
mobilehome parks from the Agricultural Zone as special excep-
tions. however: since this project has already received
Special exception/site plan approval under the Zoning Ordi-
ance it is eligible for consideration under the mobilehome
Park ordinance for a mobilehome park construction permit.)
b. Board Members may recall that the special ception/site
plan approval of this project was subject to a number of
onditlon% relating to the construction of the private sew-
er. Also,
-
Also, previously submitted construction plans did not
set submittal requirements of the mobilehome park construc-
tion permit process. These deficiencies have been addressed
with additional submittals by the applicant, (See December
279 1989 Memorandum to the Planning Board.)
d.
You will find in your information for the upcoming meeting a
copy of the 'Proposed Conditions" for dealing with the con-
cerns i
sad at the time ofthe special exception approval
forthisproject. In essence, this proposed agreement,
which had been rev
wed by the City Solicitor, provides for
review
of all thefinal easements and utility lines by the
City Engineer's Office. Also, the construction of other
than sewer laterals is to be supervised by the City Engineer
(or his 'designee") with Cost of supervision borne by the
applicant. Also, there is provision for the City to take
over the sewer extension line at no cost if and when the
City so desires. It would appear that these proposed condi-
tions should be placed in an wxecutablo document with appro-
priate signatures of responsible parties prior to issuance
of any mobilehome park construction permit.
The plans submitted in support of applicant's application
e identical to those approved by the Board in conjunction
with the special exception/site plan approval issued under
the Zoning Ordinance. In addition there have been more
detailed plans submitted which meet the requirements of the
Mobilehome Park Construction section of the MobilehOme Ordi-
nance. The Proposed layout and siting of mobilehome spaces,
etc. appear to meet the requirements of the Mobilehome Ordi-
nance.
[t is anticipated that the comments of the City
Engineer, asrequired by the Ordinance, will be available at
the time of the meeting. The comments of the Code
Enforcement Office a e included with this memorandum.
90-]6
e. The basic design of the mobilehome park does not appear to
be at issue as far as Planning Staff review is concerned.
However, we would paint out that both the soils identified
n the Soil Conservation Service medium intensity soils
survey of this area
and the wetlands mapping prepared by
lot. for rthe Mail Area clearly indicate that a large
portion of this site is unsuitable for construction of
mooilehome park for residential subdivision or other urban
developmentl. Also, it appears that it would be necessary
to either receive a Corps of Engineers Permit to fillthe
wetland in question or a waiver from the Corps of Engineers
indicating that such permit was not necessary. Staff would
recommend that such Corps of Engineers review be required of
applicant. (We have requested more detailed soils informs
tion from applicant, but it has not bean provided.)
f. Subject to the various conditions and recommendations noted
above, Staff would recommend that the Planning Board send
this application forward to the City Council for a final
decision.