Loading...
HomeMy WebLinkAbout2018-08-07 Planning Board Minutes PLANNING BOARD OF THE CITY OF BANGOR MEETING OF AUGUST 7, 2018 MINUTES Board Members Present:Charles Boothby, Chairman Nelson Durgin Ken Huhn Pete Parizo Lisa Shaw, Assoc. Member City Staff Present:Sean Gambrel, PlanningStaff David Gould, Planning Officer Chair Boothby called the meeting to order at 7:00 p.m. PUBLIC HEARING 1.Contract Zone Change–To Amend the Land Development Code by changing a parcel of land located at 31 Somerset Street (Tax Map 048-Lot 175) from Urban Residence 2 District (URD-2) to Contract Government and Institutional Service District (G&ISD), said parcel of land containingapproximately 0.06 acres of land. John Bapst Memorial High School, applicant. Andy Hamilton presented the application on behalf of the applicant. The property is currently being used by the school as a development office. The applicant would liketo bring it under same zoning as the school. Proposed contract conditions willinclude 40- footheight limit to help transition between the school and residential area(G&ISD allows 80-footheight). Mr. Hamilton contended that the change is consistent with the comprehensive plan. This is a very minor adjustment to the zoning, only 2,600 sq. ft. The parcel is nonconforming at the present time. No questions from the Planning Boardwere received. Additionally, there were no proponentsor opponents from the general public. David Gould presented the staff report:.He noted that the lot is nonconforming for both single family and multi-family housing, and that merging with the school parcel will remove 73 HARLOW STREET, BANGOR, ME 04401 TELEPHONE: (207) 992-4280 FAX: (207) 945-4447 WWW.BANGORMAINE.GOV the nonconformity. The proposed 40-footheight limit will help make sure the parcel will always blend into the neighborhood. He noted that no concerns were received from neighbors. Member Durgin movedto recommend the contract zone change to the City Council. Member Huhn seconded the motion.The Board voted unanimously in favor to to recommend the contract zone change to the City Council. 2.Zone Change–To Amend the Land Development Code by changing parcels of land located at 45 and 59 Hogan Road (Tax Map R71-Lots 011, 012, and 013) from Low Density Residential (LDR) District to High Density Residential (HDR) District, said parcels of land containing approximately 4.19 acres of land. Canoe Creek, LLC, applicant. Fred Marshall from Plymouth Engineering presented the application on behalf of the applicant. Mr. Marshall described characteristics of the neighborhood, noting that the area has changedover time to become more high intensity. He also stated that the 2012 comprehensive plan shows this area for growth. The developer has no specific plans at the present, but is seeking the rezoning to evaluatetheiroptions. Member Shaw inquired how the public sewer would be accessedfrom this property. Mr. Marshall said that the developerwas unsure at the present time. Chair Boothby asked for proponents to the application. No member of the public spoke. Sylvia Dyer,of 71 Hogan Road, statedthat she lives next door, and is concerned about the traffic impacts if a significant number of apartments are to be added to Hogan Road. Ms. Dyer states that it’s already difficult to get into and out of the property. Daniel Fowler of 95 Hogan Road stated his concernwith the change to the surrounding area; he was under the impression that the area could not be changed. Mr. Fowler has lived on Hogan Road his whole lifeandis concerned about his property values. David Gould presented the staff report.:Mr. Gould agreed that the change in district will make a big difference in what is allowed on the parcel. He agreed that the comprehensive plan has identified this as an area for change,since the mall area has begun developing.He noted that though the area has been identified as a growth area, the character has remained low density residential. There are some challenges, however:access to sewer, site access, and road visibility. Member Durgin inquired how much residential change has happened in the area since 1979. Mr. Gouldstated that there really had been none in this area, but a considerable amount on State Street, which is adjacent. Member Parizo asked if traffic was studied for zone changes. City Engineer John Theriaultstated that traffic was not studied for zone changes,only for proposed developments. Member Huhn movedto recommend the proposed zone change to the City Council. Member Durgin seconded the motion.The Planning Board voted unanimously to recommend the proposed zone change totheCity Council. NEW BUSINESS 3.Site Development Plan –327 Odlin Road, Giri Hotel Management –existing hotel to be renovated, proposed 4,800 sq. restaurant with associated site improvements Will Savage and Ryan Senatoreof Acorn Engineering presented the application on behalf of the applicant. They described the current conditions on the site and neighboring properties. They noted that there was currently no landscaping in the parking field and overall the parking layout was very inefficient. The features of the new plan were highlighted:a new restaurant with 182 seats and significant landscapingimprovements to buffer the parking lot from Odlin Road. They stated that this would be a significant improvement to what exists on the site presently. They further noted that pedestrian circulation on interior of site would be improved considerably as well. They are proposing an overall decrease in impervious area of 6,000 sq. ft., as well as numerous exterior changes to the building. Theapplicant stated that thetraffic analysis shows 80 additional trips in the morning, which requires a left turn lane, and that they will pay the City the costs of this improvement. They stated that the City Engineer,John Theriault, is satisfied with the traffic study. David Gould presented the staff report.He noted that this is a straightforward upgrade to the property with an additionof a restaurant. Planning staff has no particular concerns, the applicant worked closely with staffto produce a plan that is agreeable by all.He stated that the details of the plan are in order, and recommended the Board approve the application.. Member Durgin moved approvalof the site development plan.Member Kuhnseconded the motion.The Board voted unanimously to approvethe application. 4.Site Development Plan –Davis Road and Downeast Circle -Park and Playground Facilities–proposed construction of playground and park with water features, basketball court and associated parking areas and sidewalks. John Kenney of WBRC presented the application on behalf of the applicant. Mr. Kenney highlighted the various features of the proposal, which includesplayground, exercise stations, picnic shelter, splash park, full court basketball court, and greenspace for recreation. A small parkinglot is also proposed, however, Mr. Kenney stated that he anticipates that most use will be from neighborhood residentswho will arrive on foot. Mr. Kenney noted that this project is adjacent to the Bangor Housing Authority facilities.He stated that there had been a soil survey completed to verify soils, whichfound no wetlands on the site. DEP staff has confirmedthis conclusion. John Theriault, City Engineer,has determined thatthis project will not create undue impact on Davis Road. Mr. Kenney further noted that Bangor Housing Authority had collected 320 signatures from area residents in favor of this facility.Mr. Kenney indicated that there were very limited recreational opportunities in this area. Member Huhn asked about drainage,given previous comments about flooding. Mr. Kenney described theproposedfilling and grading, as well as the storm watersystem, and how it will treat storm water.Member Huhn further asked if the proposed landscaping would buffer sound. Mr. Kenney stated that the proposed buffer would not eliminateall of the sounds produced on the site, but would certainly reduce it. Joe Bethony, General Council at Bangor Housing Authoritydiscussed the community support from the neighborhoodvia signed petition. Bethony also mentioned that this plan has been modifiedto appease neighbors previously in opposition, but theconcessionsdo not appear to have worked. He stated that the opponents concerns have either been found to be unfounded, speculative, or irrelevant to the board’sapproval standards. He stated that the applicant meets all the standards for approval by the planning board, and therefore should be approved. Chair Boothby asked for proponentsto the application. Renee Butler, the Resident Services Director at Bangor Housing Authority,described the importance of the facility,and its proposed location, noting transportation barriers, financial barriers and geographic barriers to recreation for the approximately 700 children under 18 in the immediate area that this will serve. Ms. Butler described the many benefits of active recreation for youth and families,and the overall neighborhoodbenefits of the project. Joshua Hiatt, a resident of the neighborhood, spoke in favor of the application, noting the many barriers that residents face in the area, and the lack of facilities. Hiatt stated his feeling that this would be a huge asset to the neighborhood. Jennifer DeGroff, neighbor, also spoke in support of the project. Ms. DeGroff read a letter from another neighbor who was not able to attend,citing themany benefits of the facility,and notingthatnoise would not be any louder than children playing in the street. Ms. DeGroff also noted that noise would be produced during the daytime. DeGroff cited financial requirements for using the busto get to the other recreational areasin the city. DeGroff stated that the City has ignored the needs to the area for many years and should be supportive of this project. Mike Myatt of Bangor Housing Authoritystated that he was very proud of the plan before the board. Myatt stated that BHA had addressed all the neighbor concernsand feelsthat the plan is strong. Chair Boothby asked for those in oppositionto the proposal. Carol Saulnier, of Downeast Circle,noted that she felt that Member Durgin had a conflict of interest because of his involvement with the Boys & Girls Club,which has use of the Bangor Housing Authority property. Ms. Saulnier stated that she feels that there is a better location for this facility, at the corner of Finson and Davis Roads. Ms. Saulnierfurther noted that the school has a basketball court, so there arerecreational facilities in the area. Ms. Saulnier reiterated her noise concernsand worries about traffic in the area and parking capacity. Ms. Saulnier noted a number of unrelated complaints with the BangorHousing Authority. Neighborhood resident Joseph Yawn discussed existing traffic concerns, and stated his concern that this project will make conditions worse. Mr. Yawn felt that only Bangor Housing Authority tenantswere consultedabout this project, not the neighborhood homeowners. Anita Freistad has lived for 27 years on Dirigo Drive. She stated that she felt this area is not suitable for this facility when compared with other areas that Bangor Housing Authorityowns that are currently vacant. She also pointed out that thearea proposed is not very big. Joe Bethony responded to the concerns noted in the meeting, and reminded the board of the evaluationstandards for the project and responded to the individual concerns. Joshua Hiatt again spoke, in responseto the concerns, noting that the statedproblems happen throughout the city. Mr. Hiatt spoke in favor of this location, noting that he works with children with disabilities, and it is very difficult to find a location nearby to take his clients. Mr. Hiatt stated that this would be ofgreat benefit to the neighborhood. Member Durgin asked for the staff report which was provided by David Gould. Gould reminded the board of the evaluation standards for the board. He stated that if the board finds the plan meets thosestandards, theboard should approve the plan. Member Huhn movedapprovalof the site development plan.Member Parizoseconded the motion.The board voted unanimouslytoapprovethe site development plan as proposed. APPROVAL OF MINUTES th 5.Approval of July 17Meeting Minutes Meeting minutes were unanimously approved. 6.Adjournment Meeting adjourned at 9:05 p.m.