The URL can be used to link to this page

Home My WebLink About2021-12-07 Planning Board Minutes PLANNING BOARD TUESDAY, DECEMBER 7, 2021, 7:00 P.M. COUNCIL CHAMBERS MEETING MINUTES Board Members Present: Ken Huhn, Chair Reese Perkins, Vice Chair Michael Bazinet Ted Brush Ronda Hogan Donald Meagher Lisa Shaw City Staff Present: Anja Collette, Planning Analyst Anne Krieg, Planning Officer David Szewczyk, City Solicitor John Theriault, City Engineer Chair Huhn called the meeting to order at 7:00 P.M. LAND DEVELOPMENT CODE AND MAP AMENDMENT PUBLIC HEARINGS 1. Zone Change – 26 Fifth Street – Map-Lot 034-070 – From Urban Residence 2 District (URD- 2) to Multifamily & Service District (M&SD) – Applicant/Owner: Dakota Jewett & Tiffany Ricci - To amend the Land Development Code by changing a parcel of land located at 26 Fifth Street, Map-Lot 034-070, from Urban Residence 2 District (URD-2) to Multifamily & Service District (M&SD). Said parcel of land contains 0.22 acres. Applicants/Owners Dakota Jewett & Tiffany Ricci presented the following: Their mission is to provide decent, safe and affordable housing options; they believe that they can help increase housing availability There might be interest in renting from college/university students that want to live in Bangor and use Bangor businesses Cost of living is increasing for many and wages are not increasing Bus line travels by this property Wants to put in parking lot to eliminate on street parking o Wants to take down small attached carriage house and add parking lot o Assured that parking lot would be lit at night, but support dark-sky features Main house was built in 1800s; their mission is to restore the original Victorian style of the home 73 HARLOW STREET, BANGOR, ME 04401 TELEPHONE: (207) 992-4280 FAX: (207) 945-4447 WWW.BANGORMAINE.GOV City of Bangor Planning Division Planning Board Meeting Minutes –December 7, 2021 The plan is to do room rentals. There are 13 spacious bedrooms in the main home, approximately 6,000 s.f., 3 floors, 5 entry ways, and 5 bathrooms. Ideally would rent 8-10 bedrooms. Still provides enough space. Rental income to go towards expenses and back into property restoration. Purchased 1 year ago, kept the original hard wood floors, removed carpeting. Was a former orthopedic hospital. Had a hospital feel. Took out lighting and doors and made it more cohesive and efficient. Walkways, railings, and exterior paint to be added Planning Board members appreciated the thorough presentation. There were no additional comments from City Staff. There were no public comments for or against project Vice Chair Perkins discussed spot zoning and that this zone change wouldn’t align with Comprehensive Plan. He noted the 4 blocks that surround this intersection of Fifth Street and Cedar Street have no other M&SD parcels. He further stated that this has been a boarding house for a long while and that it’s going from 13 bedrooms to 8-10, so it’s not gaining units. He thinks that it’s a fantastic idea and use of the building, but will vote no on this due to the spot zoning concerns. Member Meagher expressed reservations because other uses would be possible if new owners came in. He suggested a contract zone to limit the use to what the applicants want; it wouldn’t be a permanent thing since it could be changed later if circumstances change. He asked what other uses could be allowed there. Planning Officer Krieg stated potential uses in M&SD include business offices, congregate housing, boarding/rooming houses, churches, schools, bed and breakfasts, nursing homes, office reuse (on a major arterial street), daycare, community living arrangements, etc. would be allowed uses in this proposed area. Planning Officer Krieg stated they would need to reapply for contract zoning; no changes can be made to application at this time. If board felt that one of the reasons for their vote on the application is that it would be preferred as a contract zone, they can make that the basis of the action, if that’s the board’s preference. Member Shaw discussed a balance between protecting land and land use vs. the need for housing. Any of those other uses that may come up in that area in that zone aren’t necessarily jarring to land use in that area. Thinks that it’s consistent enough with the area around it that it leans in favor of housing over land use at this point Member Brush moved to recommend amending the Land Development Code by changing a parcel of land located at 26 Fifth Street, Map-Lot 034-070, from Urban Residence 2 District (URD- 2) to Multifamily & Service District (M&SD). Said parcel of land contains 0.22 acres. The motion was seconded by Member Hogan. No further discussion. 4 in favor, 3 opposed (Perkins, Meagher, Huhn opposed). Motion passes. Page 2 | 6 City of Bangor Planning Division Planning Board Meeting Minutes –December 7, 2021 2.Zone Change –76 Patten Street –Map-Lot 035-019 –From Urban Residence 1 District (URD-1) to Urban Residence 2 District (URD-2) – Applicant/Owner: Nate & Chloe Lewis o/b/o Louie Lewis Properties, LLC - To amend the Land Development Code by changing a parcel of land located at 76 Patten Street, Map-Lot 035-019, from Urban Residence 1 District (URD-1) to Urban Residence 2 District (URD-2). Said parcel of land contains 0.25 acres. Applicant/owner(s) Nate & Chloe Lewis o/b/o Louie Lewis Properties, LLC presented the application. Planning Officer Krieg stated that this is back to the Board for a recommendation because the order to City Council erroneously included that this was a demo-rebuild project and it’s not – it’s an additional 2-unit. No public comments were made for or against the project. Member Shaw moved to recommend amending the Land Development Code by changing a parcel of land located at 76 Patten Street, Map-Lot 035-019, from Urban Residence 1 District (URD-1) to Urban Residence 2 District (URD-2). Said parcel of land contains 0.25 acres. The motion was seconded by Vice Chair Perkins. 6 in favor, 1 opposed (Perkins). Motion passes. LAND DEVELOPMENT PERMITS 3. Land Development Permit Application for Site Development Plan – 268 Stillwater Avenue – Map-Lots R56-003 & R56-003-A – Government & Institutional Service (G&ISD) District and Urban Residence 1 (URD-1) District – Applicant/Owner: Northern Light Acadia Hospital - Land Development Permit application for Site Development Plan for proposed 26,362 sq. ft. two story addition constructed on the west side of existing facility, additional administration expansion will be completed on the pavilion building and will result in 1,706 sq. ft. Renovations and parking lot adjustments will be completed at property located at 268 Stillwater Avenue, Map-Lots R56- 003 & R56-003-A, in a Government & Institutional Service (G&ISD) District and Urban Residence 1 (URD-1) District. Scott Oxley, President of NL Acadia presented the following: There are limited inpatient psychiatric beds for people needing service, resulting in great strain on the current system Nationally, mental health has been deinstitutionalized, resulting in a decrease in beds down to about 35,000 now. BMHI in the late 60’s could accommodate about 1200 people; now there’s about 30-40 beds available on a daily basis There are 320 beds in the state of Maine; most are in Acadia Hospital, as well as in Spring Harbor (southern part of the state) o NL Acadia Hospital averages 30-35 patients per day seeking care that they’re unable to place in their facility or in the state Page 3 | 6 City of Bangor Planning Division Planning Board Meeting Minutes –December 7, 2021 o 63% of admissionscomefrom other 15 counties in the state Care is not being received as it’s needed or in the appropriate settings There were 100 licensed beds in August 1992 – the challenge today is that 50 rooms hold 2 beds, so they were not private rooms. So many patients now need private rooms due to illness severity and are unable to accommodate a roommate Believes that 100 licensed beds are enough, but needs more functional capacity – supports the concept of 100 beds in 100 rooms. 2 story expansion proposed, 50 more private rooms, and the ability to not turn away patients that need the care. Sean Thies, (Agent) with Haley Ward, presented the following: 2-story, 26,000 sq. ft. footprint, about 52,000 sq. Ft. main building, pavilion add-on of 1,700 sq. ft. New building will include 50 beds for kids, converting existing rooms to adult inpatient services The large proposed addition is on the back side of the existing buildings between the buildings and the interstate; is mainly existing grass and wooded areas. The new building extends into the parking area; will remove some existing parking and add some, resulting in a net decrease of parking 15-20 spaces. Since COVID, a lot of workers have gone remote. Parking problem has been remedied. Always met ordinance requirements, but hasn’t been a problem lately and doesn’t anticipate problems in the future. 2 stormwater treatment areas to the west Not a large traffic generation increase; there will be just a slight increase in employees In compliance with all of the Code requirements with setbacks, impervious surfaces, and is connected to City utilities Planning Board discussed the following: Clarification that there will be 50 beds in the new building and 50 in existing (50 pediatric and 50 adult beds) and that there will be no net gain of beds in relation to parking Existing curb cuts to be utilized; no new entrances/exits proposed Megan Hartman, 200 Stillwater Avenue; introduced herself as a social worker in training. She is supportive of higher levels of care – mission of program is great. She had questions in regard to considering level of care people need and increase of population: what kinds of considerations have been made about how this would affect the community in intangible ways – what are the ways that capacity is being built in for a safe holding environment that doesn’t spill into the community in unintended ways? Mr. Oxley responded that from a long-term perspective, the way to address the crisis isn’t by continuing to adding inpatient beds; more community-based support is needed. CHCS and other organizations are crucial to the success of managing behavioral health needs of the population. Some will always need inpatient care. Thinks it’s sized properly. Will work more closely with community-based providers to do a better job with early detection and early prevention. Hopes that over time, they will be able to manage the needs of a greater population that needs inpatient levels of care. Page 4 | 6 City of Bangor Planning Division Planning Board Meeting Minutes –December 7, 2021 Oxley can’t think of any negative spillover for the community. Hartman inquired about patients leaving AMA (against medical advice) and Oxley indicated that is the patients right and the size of the facility would not have anything to do with this. Planning Officer Krieg reminded all present that the project is about land use and site plan. Hartman indicated that she is not so much concerned about problems, just curious how the hospital is planning ahead to avoid problems. She is in support of the mission, just thinking beyond the focus. Understands that this might not be the proper forum for this discussion. Member Meagher moved to approve the Land Development Permit application for Site Development Plan for proposed 26,362 sq. ft. two story addition constructed on the west side of existing facility, additional administration expansion will be completed on the pavilion building and will result in 1,706 sq. ft. Renovations and parking lot adjustments will be completed at property located at 268 Stillwater Avenue, Map-Lots R56-003 & R56-003-A, in a Government & Institutional Service (G&ISD) District and Urban Residence 1 (URD-1) District, pending SLODA approval. The motion was seconded by Member Bazinet. No further discussion. All members in favor. Motion passes. 4. Land Development Permit Application for Site Development Plan – 162 Haskell Road – Map-Lot R70-001-L – General Commercial & Service (GC&S) District – Applicant/Owner: QV Realty Trust d/b/a Quirk Hyundai, Agent; Haley Ward – Land Development Permit application for Site Development Plan for proposed construction of 50'x75' addition on existing dealership to improve automobile service for electric vehicles at property located at 162 Haskell Road, Map-Lot R70-001-L in a General Commercial & Service (GC&S) District. Justine Drake, with Haley Ward, (Agent) presented the following: Representing QV Realty Trust d/b/a Quirk Hyundai Proposing 50x75 addition to accommodate maintenance and service for electric vehicles o Overhead door installed on east face of building o Service employees will drive into the maintenance bay o Exit the building right or left, but travel lane is designated in one way One Way/Do Not Enter signage proposed Proposing 3 EV charging stations in current parking lot Installing pavement to allow vehicles to travel around addition Would like to improve walkways as noted on the site plan, including removal of grass areas and replacement with crushed stone, replacement of ADA compliant walkways into building Reviewed stormwater conditions, net increase 2,000 sq.ft. impervious area No proposed changes to entrance/exit to facility No traffic increased proposed No changes to city services (water/waste) Page 5 | 6 City of Bangor Planning Division Planning Board Meeting Minutes –December 7, 2021 There were no proponents or opponents, and no staff comments th Robert Bellevue, resident of 14 Street, curious about the project itself and wants to know if applicant could add converting gasoline cars to electric vehicles. Bellevue wanted to get this message back to the applicant, whether they could expand service beyond the Hyundai brand. The Planning Board discussed the following: Charging stations will be for the use of customers and/or service customers of Quirk Hyundai only Vice Chair Perkins moved to approve the Land Development Permit application for Site Development Plan for proposed construction of 50'x75' addition on existing dealership to improve automobile service for electric vehicles at property located at 162 Haskell Road, Map-Lot R70- 001-L in a General Commercial & Service (GC&S) District, project subject to SLODA approval. The motion was seconded by Member Brush. No further discussion. All members in favor. Motion passes. 5. Comprehensive Plan Updates - Economic Development Strategy forum is tomorrow, 12.08.21, one at noon on Zoom and one in person at 5:30 P.M. at Bangor Arts Exchange on Exchange Street – two opportunities to weigh in on this strategy. 6. Meeting Minutes – November 16, 2021 Meeting Minutes were reviewed, pending no changes. Member Bazinet moves approval, seconded by Member Shaw. All members in favor. 7.Adjournmentat 8:02 P.M. Respectfully submitted, Melissa L. Bickford Development Assistant Planning Department Page 6 | 6