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HomeMy WebLinkAbout2019-02-05 Planning Board Minutes PLANNING BOARD OF THE CITY OF BANGOR Meeting of February 5, 2019 MINUTES Board Members Present:Ken Huhn, Chair Nelson Durgin, Vice Chair Ted Brush Rhonda Hogan John Kenney Donald Meagher Lisa Shaw Michael Bazinet, AssociateMember City Staff Present:David Gould, Planning Officer Sean Gambrel, Planning Staff John Theriault, City Engineer Rich May, Stormwater Technician Chair Huhncalled the meeting to order at 7:00 P.M. CONSENT AGENDA 1.Site Development Plan –6 Clinton Street, Team Prior, Inc. dba Domino’s Pizza – Land Development Permit for Site Development Plan Approval. Proposal to construct a 352 sq. ft. addition to the existing building located at 6 Clinton Street, in a Contract Downtown Development District (DDD). Team Prior, Inc., applicant. Member Kenneymoved approval of Consent Agenda, seconded by Member Durgin.The Board voted unanimously to approve the Consent Agenda 73 HARLOW STREET, BANGOR, ME 04401 TELEPHONE: (207) 992-4280 FAX: (207) 945-4447 WWW.BANGORMAINE.GOV PUBLIC HEARING 2.Zone Change –850 Broadway -To amend the Land Development Code by changing of a parcel of land located on Broadway, (Tax Map R41-001-C) from LDR (Low Density Residential) District to HDR (High Density Residential) District. Said parcel of land containing approximately 6 acres of land. Winifred Schuetz o/b/o The Oak Point Realty Trust, applicant. Chair Huhn asked the applicant or their representative to make a brief presentation of the request. John Hamer of Rudman-Winchell presented the application. Mr. Hamer noted that this is a vacant wooded 6-acre parcel, surrounded by institutional uses, Husson University and St. Joseph’s Medical Center. He noted that the area has changed substantially over the years, shifting toward these and commercial uses from the previous homogenous residential use. Other residential uses nearby are zoned both LDR and HDR. His client, the owners, are selling the property and feel that LDR no longer seems appropriate, given its surroundings, and that HDR is much more appropriate. Mr. Hamer further noted that this area is shown in the Comprehensive Plan as being located on the edge of a transition area from the Kenduskeag Stream, where this would be the more dense side along Broadway. Member Kenney asked how many units would be allowed on this property if it was rezoned. Mr. Hamer responded that HDR allows 12 units per acre, for a total of 72. However, he believes that realistically the developable number will be less given setback, etc. He noted that his client does not have any plans to develop the property, they just wish to rezone. Chair Huhn asked for proponents and opponents to the application. There were none. Member Kenney stated that his main concern about this proposal was traffic on this stretch of Broadway. He believed that 72 units would add a lot of traffic through this narrow, two-lane stretch of road. Mr. Kenney asked for comment from the City Engineer. City EngineerJohn Theriault explained that residential units generally produce 1 trip per peak hour. He noted that this in itself would not be a significant impact to Broadway, but that entering and exiting / turning traffic might have a difficult time here. Otherwise he felt that the impact would likely not be noticeable. Member Kenney asked how many units would be allowed in LDR versus the 72 allowed in HDR. Planning Officer Gould answered that LDR allows for 5 units per acre, for a total of 30 units. He noted that building height and other characteristics of development could be more intense with HDR vs. LDR, even something like a mobile home park would be allowed in HDR. Mr. Gould further noted that the nearby Orchard Hills complex was zoned LDR and would be a good example of what could be allowed in the LDR zone. Member Shaw asked that applicant what problem this requested change is attempting to address. Mr. Hamer indicated that the owner has received questions regarding the zoning during sales discussions and feels that this zone change would make the property more marketable. Member Kenney made a motion that the Planning Board recommend approval of Zone Change request at 850 Broadway from LDR to HDR to the City Council. Member Brush seconded the motion. The Board voted 4 in favor, 3 opposed to the motion, so the Board recommends the Council approve the rezoning. Chair Huhn asked members voting against the motion to state their reasons for doing so. Member Hogan stated that she had concerns with traffic impacts from the potential development and believes that the density allowed in LDR, similar to Orchard Hills, is suitable. Member Shaw stated that she felt that the plan deviates from the Comprehensive Plan and that the change is significant enough to warrant concern. Member Kenney stated that he was also concerned about traffic impacts to this stretch of Broadway and the significant increase in intensity of development this change would allow. NEW BUSINESS 3.Site Development Plan –868 State Street, Penobscot Point, Inc. -Land Development Permit for a Planned Group Development (PGD) and Site Development Plan Approval. Proposal to convey anexisting dwelling located on a private gravel roadway through Planned Group Development for property located at 868 State Street, in a LDR (Low Density Residential) District. Penobscot Point, LLC, applicant. Shep Sheppardpresented the application on behalf of Penobscot Point, LLC. Mr. Sheppard explained that this property currently has three parcels that have been in place for many years, but do not have the road access required to be legal buildable lots. This Planned Group Development is an attempt to rectify this situation, in order that the existing lots can be sold with no legal concerns. No Member of the public spoke regarding to the application. Planning Officer Gould presented the staff report. Mr. Gould stated that he had no particular concerns with the application, but suggests that the Board approve the application with the condition that the Legal Department review and okay the PGD agreement and that the final agreement be filed with the City. Mr. Gould noted that in the past, some PGDs have gone awry, leaving no means for maintenance of roads and other common elements, so it is important that the PGD agreement is in order and the City has record of it. Member Brush made a motion to approve PGD and Site Development Plan application. The motion was seconded by Member Durgin. The board voted unanimously in favor of the motion. OTHER BUSINESS 4.Annual Stormwater Training/Update Stormwater Technician Richard May spoke to the Planning Board regarding City stormwater requirements from Maine DEP. The Board expressed their appreciation for this training and the importance of the program with the City. 5.Meeting Minutes–Meeting minutes from January 15, 2019 were unanimously approved. 6.Adjournment -Meeting adjourned at 7:45 P.M.