HomeMy WebLinkAbout2021-05-18 Planning Board Minutes
COMMUNITY& ECONOMIC
DEVELOPMENT
PLANNING DIVISION
PLANNING BOARD MEETING MINUTES
TUESDAY, MAY 18, 2021, 7:00 P.M.
REMOTE MEETING VIA ZOOM
Board Members Present: Ken Huhn, Chair
Reese Perkins, Vice Chair
Ted Brush
Ronda Hogan
John Kenney
Don Meagher
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 7:00 P.M.
MEETING MANAGEMENT
LAND DEVELOPMENT CODE AND MAP AMENDMENT PUBLIC HEARINGS
1. Zone Change - 1012 Broadway - Map-Lot 040-001-A from Low Density Residential (LDR) to
General Commercial & Service (GC&S) District, Chip Randall, applicant, Richard Kelley,
property owner. Carpenter Associates, agent. - To amend the Land Development Code by
changing a parcel of land located at 1012 Broadway, Map-Lot 040-001-A, from Low Density
Residential (LDR) to General Commercial & Service (GC&S) District. Said parcel of land contains
1.29 acres. Albert “Chip” Randall, applicant; Richard Kelley, property owner; and Carpenter
Associates, agent.
Chip Randall, applicant, provided the following points:
No plan for the lot, lot improvements only at this time. Tear down old phone substation, and
clean up the property
Watershed improvements
Sit on the land until someone wants to do something with it
No questions from the Board
Has not been in contact with property abutters
In discussion to purchase abutting property
Increase property values of the parcel
The Board discussed the following regarding the area around the subject property:
Either side of the parcel is zoned as Low Density Residential (LDR)
Many abutter concerns were raised from property owners at Orchard Hills and Cortland Circle
Government & Institutional Service District (G&ISD) – Husson University is nearby
Shopping & Personal Service District (S&PS) – Broadway towards Griffin Road
Planning Board Meeting Minutes – Tuesday, May 18, 2021
Recently rezoned parcel from same applicant High Density Residential (HDR) to General
Commercial & Service (GC&S) District
Mixed use area, nothing like the 2012 Comprehensive Plan forecasted
o Whole area was residential, mix of Low Density Residential (LDR) and High Density
Residential (HDR)
In the last decade, mix of development that has occurred in this area
The choosing of General Commercial & Service District (G&ISD) without particular though on
future parcel development
Public Comment was then opened up:
Sarah Cary Robinson, 1004 Broadway – Not consistent with Comprehensive Plan, spot
zoning
Rosalyn Fisher, Cortland Circle – Inquired about traffic study, horrific traffic
Planning Officer Krieg reviewed the process for a zone change, as well as the potential uses, and that
tonight’s discussion was regarding a zone change only, and that the applicant would still need to return
to the Planning Board with a Site Plan, and that traffic specifics are dealt with during the Land
Development Permitting phase.
Mike Turcotte, Cortland Circle – Traffic bottleneck on Broadway between Grandview Avenue
and Leadbetter’s, considering other unoccupied buildings instead
City Engineer Theriault confirmed that section of Broadway between Grandview Avenue and Griffin Road
is a bottleneck, servicing upwards of 15,500 vehicles per day. Further discussion regarding a center-turn
lane, as well as potential future commercial development being financially responsible for a portion of
infrastructure upgrades to improve the traffic situation.
Robert Libbey, Orchard Hills – Traffic congestion in area already, concerned with property
values, contradictive to Comprehensive Plan
Further discussion entailed regarding traffic density, as well as design standards and additional
development in the Broadway corridor.
Rich Nickerson, Cortland Circle – Traffic and noise levels in area grown tremendously in last
7 years, long term impacts to property owners
Terry Hopkins, 41 Cortland Circle – 152 homeowner properties, 152 or more vehicles that use
the two driveways, vehicles stack up at traffic lights
Additional discussion regarding site improvements, withdrawing of the application, and reapplication
down the road, increase and/or decreases in property values.
The Planning Board discussed the following in part and in substance:
Comprehensive Plan
o Radical departure of zoning which doesn’t follow with the Comprehensive Plan
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Planning Board Meeting Minutes – Tuesday, May 18, 2021
Land Use Plan
Possible uses that should be considered in General Commercial & Service (GC&S) District,
all of Shopping & Personal Services (S&PS) District to include conditional uses
Statement of purpose for each zoning district, to include non-compatible uses
Current zoning district, Low Density Residential (LDR), abutted on both east and west of
parcel by Low Density Residential (LDR)
Infill of property and further development on Broadway
Coordination and location of timing on the City’s behalf
Inevitable changes regardless of what is decided tonight
Dunkin’ parcel previously zoned as Low Density Residential (LDR), precedent where similar
commercial property was formerly zoned LDR back in 2005, at least, and maybe in 2012 prior
to becoming a donut shop
Member Shaw motioned to not recommend to Amend the Land Development Code by changing a parcel
of land located at 1012 Broadway, Map-Lot 040-001-A, from Low Density Residential (LDR) to General
Commercial & Service (GC&S) District. Said parcel of land contains 1.29 acres. Albert “Chip” Randall,
applicant; Richard Kelley, property owner; and Carpenter Associates, agent, seconded by Vice Chair
Perkins.
Roll call vote: Meagher, yes (Statement of purpose for proposed districts); Hogan, yes; Shaw, yes; (will
email her notes, but most in regard to the Comprehensive Plan), Perkins, yes; Brush, yes; (Commercial
zoning incompatible with other zoning in the area); Kenney, yes; Huhn, yes (Not compatible with
Comprehensive Plan, traffic encumbrance).
2. Contract Zone Change -183 Harlow Street - Map-Lot 041-096 from Contract Downtown
Development District (DDD) to Contract Downtown Development District (DDD),
Community Housing of Maine (CHOM), applicant; Bangor Development Associates,
property owner; and Carpenter Associates, agent - To amend the Land Development Code
by modifying the contract zone for property located at 183 Harlow Street, Map-Lot 41-96, that is
in the Downtown Development District. The contract zone change proposed is to reduce the
number of spaces provided on site from 32 spaces to keeping a ratio of spaces per unit to be
.5. Community Housing of Maine (CHOM), applicant; Bangor Development Associates, property
owner; and Carpenter Associates, agent.
Bree LaCasse, Development Officer with Community Housing of Maine (CHOM) provided the following
in part and in substance:
Two issues came up during design process preventing CHOM from redesigning parking lot,
which was one condition of current contract
Ledge located throughout the site, cost prohibitive, not advised by design team
Project estimates significantly over budget due to increased costs due to COVID-19
pandemic, supplies, etc.
Redesign to get back into budget
Elimination of retaining wall, regrading of parking lot
Rest of rehabilitation scope to remain the same
Amendment to Contract to maintain .5 ratio or better for parking spaces
o Leased off-site parking
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Planning Board Meeting Minutes – Tuesday, May 18, 2021
No public or staff comment.
Clarification of conditions disused with applicant regarding parking spaces, and ratios.
Vice Chair Perkins made a motion to recommend that the amendment to the Land Development Code
by modifying the contract zone for property located at 183 Harlow Street, Map-Lot 41-96, that is in the
Downtown Development District ought to pass. The contract zone change proposed is to reduce the
number of spaces provided on site from 32 spaces to keeping a ratio of spaces per unit to be .5, and 27
on-site parking spaces. Community Housing of Maine (CHOM), applicant; Bangor Development
Associates, property owner; and Carpenter Associates, agent, seconded by Member Shaw.
Roll call vote: Meagher, yes; Shaw, yes; Perkins, yes; Brush, yes; Hogan, yes; Kenney, yes; Huhn, yes.
3. Site Development Plan - Bomarc Road - Map-Lot R38-003, Urban Industrial District
(UID) - East Coast Gold, applicant; Bomarc Inc., property owner, and Plymouth
Engineering, agent - Land Development Permit approval for construction of two marijuana grow
houses, driveway and parking.Grow houses and supporting structures will have a footprint of
12,532 square feet. Driveway, parking, loading and vehicle circulations will have a footprint of
12,301 square feet, at property located at R38-003, Bomarc Road, in an Urban Industrial District
(UID). Applicant is East Coast Gold Inc., agent is Plymouth Engineering (Fred Marshall).
Fred Marshall with Plymouth Engineering, provided the following in part and in substance:
Two grow houses
Small portion of roadway to be constructed with access to the middle of the site
Majority of land will not be cleared and maintain a forested buffer
The Planning Board discussed the following in part and in substance:
Vehicular traffic to include box trucks
Exterior lighting
“Right to Access Site” as part of building permit application
Member Shaw moved approval of the Land Development Permit approval for construction of two
marijuana grow houses, driveway and parking. Grow houses and supporting structures will have a
footprint of 12,532 square feet. Driveway, parking, loading and vehicle circulations will have a footprint
of 12,301 square feet, at property located at R38-003, Bomarc Road, in an Urban Industrial District (UID).
Applicant is East Coast Gold Inc., agent is Plymouth Engineering (Fred Marshall), seconded by Member
Hogan.
Roll call vote: Meagher, yes; Shaw, yes; Perkins, yes; Brush, yes; Hogan, yes; Kenney, yes; Huhn, yes.
4. Brief Overview of Using Adobe - Reese Perkins
Quick overview of the functionality of Adobe for your meeting materials presented by Vice Chair
Perkins.
5. Zone Change - 21 East Street - Map-Lot 013-136 - from Urban Residence One District (URD-
1) to Urban Residence Two District (URD-2) - Greg & Darlene Kenny, owner/applicant - To
Amend the Land Development Code by changing a parcel of land located at 21 East Street, Map-
Lot 013-136, from Urban Residence District One (URD-1) to Urban Residence Two District (URD-
2). Said parcel of land contains 0.11 acres. Greg & Darlene Kenny, owners/applicants.
Greg & Darlene Kenny, applicants, provided the following in part and in substance:
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Planning Board Meeting Minutes – Tuesday, May 18, 2021
Owned property 33 years
Making two apartments – one upstairs, one downstairs
o 2-Units, 2 bedrooms in each unit
No exterior changes
Interior changes to include stairs, doors
Accommodate those that need housing
The Planning Board discussed the following in part and in substance:
Parking requirements
URD-1 vs. URD-2, grandfathered properties
Member Shaw moved to recommend to City Council that the Amendment to the Land Development Code
by changing a parcel of land located at 21 East Street, Map-Lot 013-136, from Urban Residence District
One (URD-1) to Urban Residence Two District (URD-2) ought to pass. Said parcel of land contains 0.11
acres. Greg & Darlene Kenny, owners/applicants, seconded by Vice Chair Perkins.
Surrounding zones are complementary to required zoning and usage was the primary reason for the
passage.
Roll call vote: Meagher, yes; Hogan, yes; Shaw, yes; Perkins, yes; Brush, yes; Kenney, yes; Huhn, yes.
thth
6. Meeting Minutes - April 20, 2021 and May 4, 2021 Meeting Minutes for Review
Motion made by Member Meagher for approval of the meeting minutes of April 20, 2021.
Seconded by Member Brush.
Roll call vote: Meagher, yes; Perkins, yes; Brush, yes; Shaw, abstain; Hogan, abstain; Kenney,
abstain; Huhn, yes.
Motion made by Vice Chair Perkins for approval of the meeting minutes of May 4, 2021. Seconded
by Member Shaw.
Roll call vote: Meagher, yes; Perkins, yes; Brush, yes; Shaw, yes; Hogan, yes; Kenney, abstain;
Huhn, yes.
7.Comprehensive Plan Updates-No comprehensive Plan updates at this time.
8. Other Business - The Planning Board briefly discussed the following points:
Hierarchy of density usage in zoning
Zoning is what the community wants it to be as long as it’s clear and people understand
what they can and cannot do
8. Adjournment 9:07 pm.
Respectfully Submitted,
Melissa L. Bickford
Development Assistant
Planning Department
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