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HomeMy WebLinkAbout2023-02-21 Planning Board Minutes 73 HARLOW STREET, BANGOR, ME 04401 TELEPHONE: (207) 992-4280 FAX: (207) 945-4447 WWW.BANGORMAINE.GOV PLANNING BOARD TUESDAY, FEBRUARY 21, 2023, 7:00 P.M. CITY COUNCIL CHAMBERS, 3RD FLOOR CITY HALL ALSO; ATTENDANCE VIA ZOOM MEETING MINUTES Board Members Present: Chair Reese Perkins Vice Chair Ted Brush Ken Huhn Michael Bazinet Don Meagher Trish Hayes Jonathan Boucher Alternate Member Josh Saucier City Staff Present: Anne Krieg, Planning Officer/Development Director Anja Collette, Planning Analyst Brittanie Thomas, Asst. City Solicitor John Theriault, City Engineer Chair Perkins called the meeting to order at 7:00 P.M. LAND DEVELOPMENT PERMIT 1. Land Development Permit Application – Site Development Plan - 685 & 699 Broadway – Map-Lots R41-026 & R41-027 - Land Development Permit Application – Site Development Plan to expand proposed medical clinic area in previously approved plans from 3,600 square feet to 4,500 square feet, at property located at 685 & 689 Broadway, Map-Lots R41-026 & R41-027, in the Shopping and Personal Service District (S&PS). Applicant: Bangor Retail Management III, LLC. Justin Richmond, representative for the applicant, presented the project: • Adding 900 square feet onto the building on the previously approved plans • No impact to traffic, stormwater, or overall operations Member Brush asked about the addition of the catchment basin that staff recommended. Richmond stated that the site is operating the same as before and that there’s a pipe going into a manhole that connects into the existing basin. Brush asked if the lots had been combined. Richmond stated that it was in process. Brush asked City Engineer Theriault if he was good with the landscaping and stormwater. Theriault said they were all set, but they were still waiting for the DOT traffic movement permit. Planning Officer Krieg stated the Board should condition approval on receiving that permit and on the lot combination. Page 2 | 7 City of Bangor Planning Division Planning Board Meeting Minutes – Tuesday, February 21, 2023 There was no public comment. Member Meagher moved to approve Land Development Permit Application – Site Development Plan to expand proposed medical clinic area in previously approved plans from 3,600 square feet to 4,500 square feet, at property located at 685 & 689 Broadway, Map-Lots R41-026 & R41-027, in the Shopping and Personal Service District (S&PS). Applicant: Bangor Retail Management III, LLC. The motion to approve was conditioned on the two existing lots being merged and on the applicant receiving approval from the Maine DOT for the traffic movement permit. Member Huhn seconded. All voting members in favor, none opposed. 2. Land Development Permit Application – Site Development Plan and Minor Subdivision - 1337 Hammond St - Map-Lot R08-010 - Land Development Permit Application for a Site Development Plan and Minor Subdivision to convert an existing mobile home park to a tiny home park with 34 tiny homes, at property located at 1337 Hammond Street, Map-Lot R08-010, in the Urban Industry District (UID). Applicant: 35 Main Downtown, LLC. Justine Drake, representative for the applicant, presented the application: • Proposing 34 tiny homes • The number of parking spaces will comply with the ordinance, along with 3 overflow spaces • Will be coordinating with appropriate agencies on water and sewer • Including a Type A buffer on the western lot line • Traffic is below that needed for a traffic movement permit • Stormwater is under the state thresholds for stormwater permit and SLODA Member Bazinet asked how the sewer would be inspected. Drake said it would be a video inspection. Member Huhn asked about the current residents, where they would go. The owner of the property, Luke McCannell, approached the podium and stated that the existing 7 to 8 residents would stay there until they’re ready to move somewhere else or into a tiny home. Member of the public, Dominick Rizzo, approached the podium and commented in support of the project. Member Huhn asked the applicant how much the homes would rent for. McCannell stated there were a lot of questions that would need to be answered first, like how much it would cost to fix the water, what the condition of the sewer is, things like that. Construction costs keep going up and down so it makes it hard to nail down a price. Wants to keep it under $1000 for the homes themselves to make them as affordable as possible. Planning Officer Krieg asked the applicant about how they were going to make sure the site was safe for existing residents during construction. McCannell, owner, said they would only be working on one side of the park at a time to ensure vehicular access for the residents. Alternate Member Saucier approached the podium and mentioned the state of the existing water system not being adequate. Drake stated they had added a booster pump and changed the size of the system and would be coordinating the Bangor Water District. There was discussion amongst Saucier and Drake about the water Page 3 | 7 City of Bangor Planning Division Planning Board Meeting Minutes – Tuesday, February 21, 2023 system. Planning Analyst Collette stated that Noah Bussiere, Assistant District Engineer for the Water District, had signed off on the project after agreement from the applicant to install a new system in the park and abandon the existing line. Theriault and Saucier reviewed the final plans; it was determined that Saucier had been looking at the original plans and that the applicants had made the necessary changes to the water system, and the plans also included a note that they would be coordinating with the Bangor Water District on the system. Member Meagher moved to approve the Land Development Permit Application for a Site Development Plan and Minor Subdivision to convert an existing mobile home park to a tiny home park with 34 tiny homes, at property located at 1337 Hammond Street, Map-Lot R08-010, in the Urban Industry District (UID). Applicant: 35 Main Downtown, LLC. The motion to approve was conditioned on the sewer line being inspected. Member Huhn seconded. All voting members in favor, none opposed. 3. Land Development Permit Application – Site Development Plan and Conditional Use – 193 Broad Street – Map-Lot 042-217 - Land Development Permit Application – Site Development Plan and Conditional Use for proposed installation of an ATM and associated travel lane/signage at property located at 193 Broad St, Map-Lot 042-217, in the Downtown Development District (DDD). Applicant: Deere Employees Credit Union. Lucy Feeney, representative for the applicant, presented the project. Described the site and the proposal for a drive-up ATM with a 12-foot wide, one-way access lane. Coordinated with the City on the location and adding some plantings to meet buffer requirements. Will add about 1,000 square feet of impervious area. Planning Officer Krieg said that staff went through many iterations on the best location for the ATM and this was decided on as the best. There was no public comment. Vice Chair Brush asked what the conditional use was for the project. Chair Perkins and Planning Officer Krieg stated that it was the drive-thru aspect. Vice Chair Brush moved to approve the Land Development Permit Application – Site Development Plan and Conditional Use for proposed installation of an ATM and associated travel lane/signage at property located at 193 Broad St, Map-Lot 042-217, in the Downtown Development District (DDD). Applicant: Deere Employees Credit Union. Member Bazinet seconded. All voting members in favor, none opposed. 4. Zone Change – 30 Otis Street – Map-Lot 054-208-A – Urban Residence 1 District (URD-1) and Urban Residence 2 (URD-2) District to Multifamily & Service District (M&SD) - To amend the Land Development Code by changing a parcel of land, located at 30 Otis Street, Map-Lot 054-208-A, from Urban Residence 2 District (URD-2) and Urban Residence 1 District (URD-1), respectively, to Multifamily and Service District (M&SD). Applicant/Owner: CLT Properties, LLC. Page 4 | 7 City of Bangor Planning Division Planning Board Meeting Minutes – Tuesday, February 21, 2023 Member Boucher asked about recusing himself from this agenda item. Chair Perkins asked for an explanation as to why. Boucher stated that his daughter goes to the school. Perkins stated since there was an alternate member in attendance, it would be okay for Boucher to recuse himself. Boucher left the room for deliberation on the agenda item and Alternate Member Josh Saucier became a voting member. Attorney Tim Pease, representing the applicant, presented the application. This application involves rezoning a property with a school on it. It’s been in operation since about 1988. The location involves two properties that were merged by deed in January this year. The two properties were in URD-1 and URD- 2; going to M&SD would allow greater use of the property, including catching up the property to how it’s currently being used as a Montessori school. Chair Perkins asked about the background on this. Planning Officer Krieg stated that the current zoning only allows a small daycare; the Multifamily and Service District allows a large daycare. The intent is to bring the property into conformance. Emmie Tracy, owner of the property, approached the podium and discussed the background on the project. Chair Perkins asked about the numbers of children – what would the difference be? Tracy stated they currently have 42 children and this would let them go to 62. There was no public comment. Chair Perkins expressed concerns about the morning and afternoon traffic – this is a small street. It also looks like there’s only 2 to 3 parking spaces. Tracy stated that there’s a parking lot in the back on Fruit Street that can fit 15 cars. She’s also working with Plymouth Engineering to come back for an addition with a drop-off lane. Perkins expressed concerns about access for fire equipment to get to the property with all of the picking up and dropping off. Tracy said that a number of years ago, it was made parking only on one side of the street for that specific reason, so parents aren’t parking on both sides of the street any longer. Member Saucier asked for clarification – if it’s re-zoned to Multifamily and Service District, all the uses in the zone would be allowed, correct? Krieg confirmed this. Member Huhn moved to recommend to the City Council to amend the Land Development Code by changing a parcel of land, located at 30 Otis Street, Map-Lot 054-208-A, from Urban Residence 2 District (URD-2) and Urban Residence 1 District (URD-1), respectively, to Multifamily and Service District (M&SD). Applicant/Owner: CLT Properties, LLC. Member Meagher seconded. All voting members in favor, none opposed. 5. Land Development Permit Application – Site Development Plan and SLODA Modification – 481 Maine Avenue – Map-Lot 001-285 - Land Development Permit Application – Site Development Plan and SLODA modification for proposed 1,600 square foot cold storage building at property located at 481 Maine Avenue, Map-Lot 001-285, in the Government and Institutional Service District (G&ISD). Applicant: City of Bangor. Page 5 | 7 City of Bangor Planning Division Planning Board Meeting Minutes – Tuesday, February 21, 2023 Aaron Houtari, Public Works Director, presented to the podium and described the project. They are proposing to build a storage building on City property. It’s currently an area used for storing decommissioned vehicles. Chair Perkins expressed a concern about the site being in a fairly visible area along Union Street. Discussed landscaping and asked if buffering could be done. There was discussion with Houtari about making it a condition. Vice Chair Brush moved to approve the Land Development Permit Application – Site Development Plan and SLODA modification for proposed 1,600 square foot cold storage building at property located at 481 Maine Avenue, Map-Lot 001-285, in the Government and Institutional Service District (G&ISD). Applicant: City of Bangor. The motion was conditioned upon adding a buffer on the Union Street side of the site. Member Hayes seconded. All voting members in favor, none opposed. OTHER BUSINESS 6. Comprehensive Plan Check-in – Implementation Plan Review/Public Comment Keri Ouellette presented the implementation plan draft – described the process up until now and described the implementation phase. Member of the public Dominick Rizzo presented to the podium to speak. Said that this has been a long process. Feels like he’s been heard. Feels like the things he’s advocated for have been implemented. Said the waterfront master plan seems pretty outdated, doesn’t take into account the changes that have happened. Bangor Savings Bank bought the old Salibas building, which was going to be housing. A lot of this document is about housing, but we hear about projects like the one in the Broadway shopping center – that would’ve been great as mixed-use housing. Chair Perkins agreed with Rizzo. Doesn’t want to see this wither on the vine – wants to keep the ball rolling. Planning Officer Krieg said that one thing staff is looking at is evaluation – need to have some kind of evaluation of what we’re doing. Member of the public Lee Stanley presented to the podium. Owns a company in Bomarc Industrial Park. The zoning map changed the Bomarc Road area from industrial to residential. Would like to see that changed. Some of the properties have a deed restriction about not becoming residential. Perkins and Krieg provided clarification on the map – it’s not a zoning map, it’s a land use map – a generalized map that helps decide the zoning. Jeff Gray, 100 Lancaster Avenue, presented to the podium. The plan is heavily focused on housing, environmental protection, and traffic. There is an abundance of land and materials to build with. There are also many abandoned buildings. Need to build more housing, but it shouldn’t destroy what we’ve already built. Not willing to dismiss historic resources and the environment to build housing. Was wondering why there’s nothing in this plan about pre-approved plans on suitable lots and why housing isn’t being encouraged on North-South routes like Griffin Road and Odlin Road. No provisions in plan Page 6 | 7 City of Bangor Planning Division Planning Board Meeting Minutes – Tuesday, February 21, 2023 about neighborhood involvement in the planning process. Policy 12 – the plan calls this out as “easy” – it’s not easy, it’s hard. Perkins stated that there was initial conversation about creating standardized designs and believes it’s in the plan. Krieg confirmed this. Gray mentioned having pre-approved lots too. Travis Doody, resident of North French Street, began to speak about the Maine Woods subdivision on Lancaster Avenue. Was advised by Chair Perkins that this could not be discussed since it was a case before the courts currently. Doody said he wasn’t a part of that. Perkins stated that we’re really talking about the comprehensive plan here. Doody said his comments pertained to the comprehensive plan since it’s about housing and development that the Board has allowed to be in their neighborhood. Perkins stated that this sounded like comments about a project the Planning Board had already approved; advised that if Doody could keep his statement to being about the comprehensive plan, he could continue. Doody left the podium. Dwight McIntosh presented to the podium. Stated that residents didn’t create the housing shortage. [Pointed to City staff and Board members] and said “You did”. Stated that [the City] was now laying the responsibility for the housing shortage on the backs of taxpayers. We have to stop doing what we’re doing in the name of charity. Spoke about housing for the homeless, immigrants. Said there’s a lot of good things in the comprehensive plan, but we have to stop thinking about handing everything away. Doesn’t think the City’s doing enough for the elderly; hears nothing about helping the elderly out. Kelly Hashey presented to the podium. Thinks the comprehensive plan is far from reality. There’s plenty of land in Lincoln and other small towns to build housing in. Adding more housing brings people that bring more problems. How about attracting a company that could create lots of jobs? Discussed a 3D house printing company. City could work with other towns like Greenbush to build cul-de-sacs with 30 single family homes and several apartment buildings. The towns would have incentive to work with Bangor and wouldn’t send their unhoused to Bangor anymore because with their new tax base, they could become independent instead of dependent on Bangor. The City needs to build a stable tax base with large profitable businesses. Bangor doesn’t seem to have any large, profitable businesses. There’s plenty of space and buildings by the airport and other City-owned properties for new businesses. Stated that no one expects housing in the city to be affordable. Chair Perkins discussed the homelessness problem. Other towns are doing stuff. Visited the 3D housing project; it’s a long way from being scalable, but it’s a great idea. Melissa Bolduc approached the podium. Feels that what’s being proposed is grossly out of sync with what’s happening in the City. There are projects being approved that are out of sync with the environmental section. What about bringing recycling back to Bangor? It’s also out of sync with the land use section. The City has no concerns with projects under 3 acres – no geotechnical studies, etc. The City could use a land swap to use “this area” as a grow garden for nearby schools. Page 7 | 7 City of Bangor Planning Division Planning Board Meeting Minutes – Tuesday, February 21, 2023 Bolduc asked if Planning Board members are supposed to recuse themselves if they’ve ever worked with a company involved in a project. Perkins stated that it’s all based on the codes and ordinances. It tends to lean more towards if you’re influenced by your involvement with an organization; it doesn’t apply if you just know someone. There was discussion about how this relates to the comprehensive plan. Bolduc stated that things that were mentioned in Phase 2 of the plan were not included in the final draft. Planning Officer Krieg asked her to elaborate. Bolduc mentioned impaired streams. There was discussion between Bolduc, Krieg, and Perkins about this and the City’s responsibility over approving development near impaired streams. Bolduc recommended that the 3-acre threshold be re-thought for the plan. Rick Trott approached the podium. Owns property in the Bomarc area. Is concerned about the zoning. Commercial is the lifeblood of the City. There’s a lot of restrictions in the plan versus incentivization. On housing costs, there’s the cost of materials versus the rental rate. It hasn’t been financially feasible to build. There needs to be more incentivization. Keri Ouellette mentioned the ability for people to make comments on the website. 7. Meeting Minutes - February 7, 2023 Member Huhn motioned to approve the February 7, 2023 meeting minutes. Member Bazinet seconded. All voting members in favor, none opposed. 8. Adjournment Meeting adjourned at 9:03 pm. Respectfully submitted, Anja Collette, Planning Analyst Planning Division