HomeMy WebLinkAbout2019-10-01 Planning Board Minutes
PLANNING BOARD MEETING MINUTES
TUESDAY, OCTOBER 1, 2019
THIRD FLOOR COUNCIL CHAMBERS, CITY HALL
Board Members Present: Ken Huhn, Chair
Nelson Durgin, Vice Chair
Ted Brush
Ronda Hogan
John Kenney
Donald Meagher
Michael Bazinet, Assoc. Member
City Staff Present: David Gould
Anne Krieg
Paul Nicklas
The Chair opened the meeting at 7:00 PM
CONSENT AGENDA
1. Site Development Plan – To approve a Land Development Permit application
to place a 10’x30’ concrete slab to support box cooler at property known as
Happy China Restaurant addressed at 753 Stillwater Avenue (Map R61 Lot 009.)
Cabrel Company, applicant.
Member Durgin moved to approve the consent agenda item. The motion was seconded by
Member Kenney. All members voted in favor of the motion.
PUBLIC HEARINGS
2. Contract Zone Change - To amend the Land Development Code by changing of
parcels of land located at 39 & 47 West Broadway, (Tax Map 22, Lots 30 & 31)
from Urban Residence District 1 (URD-1) to Contract Government and Institutional
Service District (G&ISD) said parcels of land containing 3.27 acres for all, and being
more particularly indicated on the map attached hereto and made part hereof
Contract Conditions:
1. The only use allowed will be a facility operated by a private non-profit institution and
uses accessory to that use, 2. The property may be used as residential, so long as the
residential use is accessory to the G & ISD use, 3. Applicant will not exceed office space for
five staff members, 4. Applicant will not exceed five writers in residence, 5. On-site
archives will be by appointment only. Stephen & Tabitha King, applicant
Ed Bearor, Esq. and Warren Silver, Esq. were present for the applicant. Mr. Bearor noted two
houses on the property, a red one and a white one. The red house would hold the Stephen
King Archives. The white house would be Haven Foundation a place where up to five writers
would reside.
The Board discussed site element and limited changes to the site. It was noted that no
signage was proposed.
Planner Anne Krieg read an email from Suzanne Craig not in favor of the proposed change.
Ms Krieg cited other elements in the Comprehensive Plan which supported flexibility in uses
of Historic structures. The property is served by both public sewer and water. The uses are
not high traffic generators.
Member Kenney moved to recommend the Contract Zone Change to the City Council. The
motion was seconded by Member Durgin. All members voted in favor of the motion.
3. Preliminary Subdivision Approval – To approve Land Development Permit
Application for Preliminary Subdivision (4 lots and a private roadway) property
located off Skyline Drive (Tax-Map R45-001-P), in a Rural Residence & Agricultural
(RR&A) District. Lee & Linda Stanley, applicants.
Jodi O’Neal from Sewall presented the application. She noted that a four lot subdivision
ids proposed which will be served by a private road. All the houses will be served by
private wells and septic systems.
Member Meagher asked there would be a Homeowners Association. Ms ONeal stated
they would be.
Chair called for any Opponents:
Gary Kuntz stated he was concerned that the applicant might change the zoning to
allow some industrial or multifamily development.
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He offered that if the project had deed covenants like Church Woods I and II the
development would be limited to single family homes. He was also concerned that
Bomarc Road would be connected to Skyline Road.
Two owners at the end of Skyline Road who had bought additional land form Eastern
Etching were concerned that they would not have access to the new private road.
Planner Gould noted that the remaining land of Eastern Etching is subject to the Site
Location of Development regulations as the previous land. Since the size of the project
has gone above 100 acres the City’s delegated authority will end.
Planner Krieg noted this was a Preliminary Plan Review and a point where the Board
should give the applicant some direction towards additional information required or
conditions of Preliminary Plan Approval.
Member Kenney made a motion to approve the Preliminary Plan with two conditions
of approval:
1) That the application includes a Homeowners association or related structure to
provide for the maintenance of the private roadway and related stormwater
treatment devices with review by the Assistant City Solicitor.
2) That the Final Plan include Private Deed Covenants consistent with Phase I and
2 for the Church Woods Subdivision.
Member Durgin seconded the motion and the Board voted unanimously to approve the
Preliminary Plan with two conditions, as noted above.
NEW BUSINESS
4. Site Development Plan – To approve Land Development Permit application for
a single story addition of 3,250 sq. ft. to existing 6,500 sq. ft. existing single story
building located at 6 Dowd Road, (Map-Lot 010-007), in an Industry & Service
(I&S) District. Maine Fire Protection Systems, applicant.
Site contractor Starbird presented the application to the Board. He reviewed the
building expansion and site layout .
Chairman Kuhn asked for the Staff report.
Planner Krieg indicated the plan was to expand an existing business in the Dowd
Industrial Park. Staff had reviewed the parking layout, access drives and
stormwater treatment. All elements appeared to be in order.
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Member Bazinet disclosed he had a potential conflict of interest in the application.
He had some ownership in the adjacent business.
The Board voted that Member Bazinet did not have a conflict of interest in this
application. Bazinet.
Member Brush moved to grant Site Plan Approval. Member Durgin seconded the
motion and the Board voted unanimously for approval.
5. Site Development Plan – To approve Land Development Permit Application for
the construction of a new 2-story, 32 unit senior housing building with
accompanying site improvements for property addressed at the corner of Ohio
Street and Davis Road (Map R13 Lot 18.) The property is a contract zone in the
Multifamily and Service District. Bangor Housing Authority, applicant.
Member Kenney disclosed he might have a conflict of interest as he was
employed by WBRC.
The Board discussed Member Kenny’s work or lack of on this specific project. The
Board voted the Member Kenney did not have a conflict of interest.
Paul Monyok represented Bangor Housing Development Corporation. He noted
this was a Contract rezoning with several contract conditions. The plan proposed
meets all those conditions.
Wesley Walker was concerned about traffic at the intersection of Ohio Street and
Davis Road, which has had several major accidents over the years. He was
wondering where traffic would enter onto the roadway and if any changes were
proposed in traffic mitigation.
City Engineer, John Theriault noted that the proposed residential complex would
be a low traffic generator, and typically no study or mitigation would be required
for such a use.
Martha Voorhees of 1595 Ohio Street noted the buffer plantings proposed are
consistent with what she was hoping for.
Member Durgin made a motion to approve the Site Development Plan for Bangor
Development Corporation’s 32 unit Senior Housing project.
Member Brush seconded the motion and the Board voted unanimously to grant
site Development Plan approval to Bangor Housing Development Corporation.
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OTHER BUSINESS
6. Possible Zoning Change for Accessory Dwellings – Discussion of Current
Draft Language
Anne Krieg provided the overview of the language.
There were concerns expressed regarding tiny houses on wheels, projects being too
costly to construct to maintain affordability and density issues.
7. Possible Zoning Change for Parking Setbacks – Discussion of Current
Draft Language
Anne Krieg provided the overview. The Board had no questions or comments.
8. Meeting Minutes – Meeting minutes of September 17, 2019 were approved.
9. Adjournment – Meeting adjourned at 8:26 P.M.
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