HomeMy WebLinkAbout2020-12-15 Planning Board Minutes
PLANNING BOARD
TUESDAY, DECEMBER 15, 2020, 7:00 P.M.
COUNCIL CHAMBERS, CITY HALL
MEETING MINUTES
Board Members Present: Ken Huhn, Chair
Don Meagher, Asst. Chair
Ted Brush
Ronda Hogan
Reese Perkins
Lisa Shaw
City Staff Present: Melissa Bickford, Development Asst.
Anne Krieg, Planning Officer
Joshua Saucier, Asst. City Solicitor
John Theriault, City Engineer
Chair Huhn called the meeting to order at 7:02 P.M.
1.MEETING MANAGEMENT
There were no updates.
LAND DEVELOPMENT AMENDMENTS PUBLIC HEARINGS
2.Amendments -Process and Postings
Anne Krieg, City Planner, reviewed thestaff-led effort to add a pre-application meeting to the
zoning application process. Property owners can make formal application tomake request for
zone change. There is value of having pre-app meetingsto be able to go over their planswith
them to ensure that we're keeping with Comprehensive Plan. This also provides additional time
for staff to work with the applicant. The amendment also makesadditional changes made to
the posting requirements so they're in line with State statutes.This provides a specific number
of days that an item must post to the public.
Member Brushinquired if this pre-application meeting replaced the Planning Board's
recommendation. Krieg advised that it does not, it's an additional piece of the process.
73 HARLOW STREET, BANGOR, ME 04401
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City of Bangor Planning Division - Planning BoardMeeting Minutes - Tuesday, December 15, 2020
Many times, staff receives cold applications without speaking with the applicant. It's avalue-
addedpiece. Member Perkins thinks that it's great, and a smart move to help applicants. Further
discussion regarding the amendment process, advises that staff, through City Manager,can
propose achangeto the Land Development Code, whichis the process that we used. There
were no opponents.
Member Meagher moved to recommend to City Council approval of the Amendments to the
Process and Posting portion of the Land Development Code as indicated in the agenda. The
motion was seconded by Member Hogan. Roll call vote: Perkins, yes; Meagher, yes; Brush,
yes; Shaw, yes; Hogan, yes; Huhn, yes.
3.Schedule A -Residential Districts Lot Sizing
Anne Krieg, City Planner,presented itemand background.The Affordable Housing Work Group
published implementation recommendations in March 2019, suggesting changes to the Land
Development Code. Staff performed analysis in different zones, and took a more conservative
number for an allowance for minimum lot sizes in URD-1 and URD-2as well as lot sizing for
multifamily projects. When there is a significant amount of lot non-conformity, it inhibits on
additions and renovations. This will bring morelots into (or closer) to conformity. This change
allows owners to make property improvements which enriches the neighborhood. This change
allows for in-full development in neighborhoods.
Member Meager movedto recommend to City Council the language change ought to pass,
Schedule A –Residential Districts Lot Sizing. Seconded by Member Hogan. Chair Huhn then
openedup for public comment. There were no opponents. Roll call vote: Perkins, yes; Meagher,
yes; Brush, yes; Shaw, yes; Hogan, yes; Huhn, yes.
LAND DEVELOPMENT PLANS
4.Site Development Plan -183 Harlow Street -Map-Lot -041-096 -Community
Housing of Maine (CHOM) -Contract Downtown Development District (DDD) -Land
Development Permit approval for proposed rehabilitation of the Schoolhouse Apartments, to
include ADA housing units, a new fully compliant ADA entrance, a new elevator, a new laundry
room, two community rooms, kids play space, telemedicine room, service provider meeting
space, community bathrooms and tenant storage. Additionally, the scope also focuses on
bringing the building into code compliance foraccessibility and life-safety, addressing masonry,
roofing, heating, and HVAC systems.
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City of Bangor Planning Division - Planning BoardMeeting Minutes - Tuesday, December 15, 2020
Energy upgrades to windows, lighting, kitchen and bathroom fixtures at property located at 183
Harlow Street, (Map-Lot 041-096) in a Contract Downtown Development District (DDD).
Applicant, Community Housing of Maine (CHOM)
Bree LaCasse with CHOM presented item. Board recently approved Zone Change request to
Contract Downtown Development District (DDD) to facilitate this project. The proposed project
will result in21 new affordable units for a total of 66 units along with onsite amenitiesfor low
income persons at 60% of area median income, or less. The property has excellent access to
downtown. The proposed scope of work includes life safety upgrades, new accessible units,
energy efficient upgrades and deferred capital needs. In addition, they plan on creating new
community spaces and restoring original auditorium. There will be 7 handicapped spaces, only
one currently. The new retaining wall at rear of property will allow for more parking spaces
due to the regrading. All utilities are proposed to remain as they are with some site drainage
improvements. The timeline of project was discussed, and goal is to start in June 2021 with 18
month occupied construction process. Finalization of the project is expected in
November/December 2022.
Member Huhn inquired about the telemedicine component. Per LaCasse, this is a Maine Housing
requirement, capabilities are needed for tenants to access. They will be providing a room where
tenants can meet/access where they’re not charged for services to contact a medical provider.
Construction noise was discussed. There will be some space outside for laydown of materials,
also will be space within building for this purpose. There will be storage utilized inside for new
appliances,and miscellaneous materials. They are hoping that there will be minimal disruption.
There was discussion regarding retaining walls and easements. City Engineer Theriault advised
that the City has provided an easement, 25’, to construct a retaining wall and provide CHOM the
ability to access property as needed. The area of easement is a steep grade, no significant City
value, and no utilities within that area. Once the wall is constructed, CHOM can access property
to repair as needed. Assistant City Solicitor Saucier indicated that Randy Bragg, the project
engineer is working with the city onthe easement which was approved by City Council on
12.14.2020. The easement is not yet drafted, but the general concept has bene approved.
Saucier indicated he hasbeen in touch with all parties to begin working out the details. Saucier
advised that CouncilOrders require 10 days before they’re effective.
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City of Bangor Planning Division - Planning BoardMeeting Minutes - Tuesday, December 15, 2020
Neither authorization for easement or zone change would be effective for another 10 days, still
contingenciesfor both. There were no staff concerns except condition that easement is
recorded.
Member Brush movedapproval of Site Development Plan for183 Harlow Street(Map-Lot -041-
096), in a Contract Downtown Development District (DDD) forLand Development Permit
approval ofrehabilitationof the Schoolhouse Apartments as filed. The approval is conditioned
that the Zone Change to Contract Downtown Development District be finalized and executed,
as well as the easement, and no permits issued until evidence of recording of the contract and
the easement is provided. The motion was seconded by Member Perkins. Roll call vote: Perkins,
yes; Meagher, yes; Brush, yes; Shaw, yes; Hogan, yes; Huhn, yes.
5.Site Development Plan -78 Ridgewood Drive -Map-Lot -R68-032, and R68-
034-General Commercial & Service (GC&S) District -DEOA (Down East Orthopedic
Associates) Property Group, LLC -Land Development Permit approval for construction of
staff access driveway (4,486 s.f. of pavement) to recently constructed parking lot. Driveway
will be constructed on previously permitted temporary construction access driveway at property
located at 78 Ridgewood Drive, (Map-Lot R68-032, and R68-034), in a General Commercial &
Service (GC&S) District. Applicant, DEOA Property Group, LLC.
Scott Leach of Nichols Construction presented the project on behalf of project manager Fred
Marshall with Plymouth Engineering. They had recently completed new employee parking area
which had been previously permitted. DEOA benefitting from the access road, and wanted to
make permanent for use of employees. They have incorporatedCity Staff suggestions;
stormwater into existing retention basin, and signage for employee only access.
Member Brush asked to see the site plan, and Leach provided overview of new parking area and
staff access road. Questions raised regarding existing trees or significant forestry that would be
removed.
Leach respondedthat previous to the construction of the parking area, there were some brush
and scrub. All trees previously cleared are still in a pile on the property.
Member Perkins moved forapproval of Site Development Plan for 78 Ridgewood Drive (Map-Lot
R68-032, and R68-034), in a General Commercial & Service (GC&S) District for Land
Development Permit approval of construction of staff access driveway (4,486 s.f. of pavement)
to recently constructed parking lot.
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City of Bangor Planning Division - Planning BoardMeeting Minutes - Tuesday, December 15, 2020
Driveway to be constructed on previously permitted temporary construction access driveway.
The motion was seconded by Member Meagher. Roll call vote: Perkins, yes; Meagher, yes;
Brush, yes; Shaw, yes; Hogan, yes; Huhn, yes.
OTHER BUSINESS
6.DraftLand Development Amendment -Outdoor Seating Support for Restaurants
Anne Krieg, City Planner, reviewed proposed amendmentfor aninformalcheck-in with the
Planning Board. Staff has been working on relief to support outdoor dining in restaurantsduring
COVID. Many have been granted temporary outdoor seating, outside of the downtown area.
Many want to make this permanent. There have been some setback issues preventing this.
Economic Development Director Emery asked staff to look at how we couldsupport the outdoor
seating effort, as well as setback and parking changes to support this. Staff is also working on
reducing parking requirements for assembly use –restaurants are pooled in with them. We are
alsolooking to reduce parking lot setbacksand setbacks in Shopping & Personal Services (S&PS)
District. Another draft will be forthcoming, this is an early draft. If the Board wants staff to
look at anything further, let us know. This item will go back to the Business & Economic
Development(BED) Committee on 12.22.2020, and tothe Planning Board formally in January
2021. No action needed tonight; this is anopportunity to review current draft and provide any
comments or reactions.
Member Meagher inquired if restaurants had the opportunity to review current draft and provide
feedback. Planner Krieg advised that this is being done in response to working with a few
restaurants in the district. Discussion regarding setbacks and parking in the districts, as well as
sharing of parking. Planner Krieg advised that there is no parking requirement in the Downtown
DevelopmentDistrict (DDD), and any projects in the DDD would not have parking requirements,
so this would be for areas outside of the DDD. A map will be provided when the item is brought
back to Planning Board.
A concern was raised by Member Perkins regarding the changing of ordinances based on COVID
response. Planner Krieghas been working on changes to ordinances, cleaning up some of the
language, but some changes seem to be in reaction to the COVID situation. Perkins wants to
be sure that we’re not going to return in another year and make more changes. Krieg feels that
many changes are here to stay, to include the desire of increased outdoor dining.
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City of Bangor Planning Division - Planning BoardMeeting Minutes - Tuesday, December 15, 2020
Perkins indicated that he was not against the changes, and is generally for improvements to
government oversight. Thereneeds to be some care in the decisions, and not return to change
them again once the situation is different. Krieg indicated that in terms of parking, she had
wanted to rewrite portions of the parking requirements as they’re somewhat outdated. Last
summer, discussions had occurred regarding major corridor planning for Stillwater
Avenue/Hogan Road area. Reducing setbackswaspreviously discussed. This also aids in the
situation of increased outdoor seating.
Member Meagher stated that there is a lot of appeal in being able to dine outside, encourages
it and it’s feasible in long-term basis.
No action needed, there were no other comments.
thst
7.Meeting Minutes -November 17& December 1, 2020 Meeting Minutes for Review
Member Meagher movedapproval of both sets of meeting minutes, with no additions or
changes. The motion was seconded by Member Perkins. No further discussion. Roll call vote:
Perkins, yes; Meagher, yes; Brush, yes; Shaw, yes; Hogan, abstain; Huhn, yes.
8.Adjournment -Meeting was adjourned at 7:49 P.M.
Respectfully submitted,
Melissa L. Bickford
Development Assistant
Planning Division
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