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Home My WebLink About2023-05-16 Planning Board Minutes � = � , r��l �� _ '�'��1/��,..�� '�``� � �'��'��'� ,� , . � .. �TM --� o �1EV�� L��EI'`��I' �� ITY �� BANG+C�R. PLANVUII�IG DIVIS[C7V�7 PLANNING BOARD TUESDAY, MAY 16, 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 Michael Bazinet Jonathan Boucher Trish Hayes Kenneth Huhn Donald Meagher Joshua Saucier (Alternate) City Staff Present: Anne Krieg, Planning Officer/Development Director Anja Collette, Planning Analyst David Szewczyk, City Solicitor John Theriault, City Engineer Chair Perkins called the meeting to order at 7:00 P.M. PUBLIC HEARINGS — LAND DEVELOPMENT PERMITS 1. Site Development Permit— SLODA Modification — Cleveland Street — Map-Lot R25- 001-A - Land Development Permit Application — Site Development Plan and SLODA modification for construction of a 4,300 square foot water storage tank at property located on Cleveland Street, Map-Lot R25-001-A, in the Government and Institutional Service District (G&ISD). Applicant: Bangor Water District. Applicant representative Darrin Lary presented via Zoom. Stated that application entails construction of a 74ft- diameter, 100ft-tall pre-cast concrete water storage tank to replace the existing aging and rusty BIA storage tank. Height of new tank will match height of existing tank as this is grade line at which BIA zone water system currently operates. There will be an additional 9x11' wood-frame auxiliary building to house a pressure tank monitoring device; there will also be small sample sink in this building. The plans also include a paved access drive, chain-link enclosure fence, stormwater detention basing system behind the tank, repurposed storm drain line, and a pole with security light & camera. 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 —Tuesday,May i6, 2023 Chair Perkins asked the Board for any comments or questions. Perkins noted that he did not see soil reports included in application packet and asked if they were done. Lary reported that they had sub-contracted a geotechnical engineer and that the subsequent geotechnical report has been completed and will be included in construction documents. Chair Perkins also referenced proposed project's sequence of events included on page 115 of packet, and noted that demolition of existing tanks was not included on list. Lary confirmed that the two existing tanks will be demolished —the existing BIA tank will come out of service first, allowing a change in pressure zoning, and the second tank will come out of service upon completion of the water main project. Chair Perkins asked the public for comments —there were none. Public comments closed. Member Huhn moved to approve the Site Development Permit Application — SLODA Modification for Cleveland Street, Map-Lot R25-001-A, for construction of a 4,300 square foot water storage tank. Member Bazinet seconded. All in favor, none opposed. 2. Site Development Permit — 517/527 Hammond Street — Map-Lots 022-005 and 022- 006 - Land Development Permit Application — Site Development Plan for demolition of building at 527 Hammond Street and replacement with additional parking for church located at 517 Hammond Street. The existing parking at the church will be reconfigured and optimized. The properties are located at Map-Lot 022-005 and 022-006, in the Government and Institutional Service District (G&ISD). Applicant: Apostolic Lighthouse Church. Chair Perkins noted a pre-existing professional relationship with applicant representative Jeff Allen —did not feel there would be conflict of interests but opened discussion to Board members to voice any concerns in this regard. City Solicitor Szewczyk confirmed that no motion would be necessary. Applicant representative Jeff Allen presented to the podium. Stated that application entails demolition of property at 527 Hammond Street to create additional parking, followed by combination of the two lots at 517 and 527 Hammond Street, and reconfiguration of the existing parking lot at 517 Hammond Street to create additional row of parking. Noted that this parking will be tandem as there is not enough room to create another exit around the existing building. The front parking spots in this parking area will be designated primarily for staff as they will be blocked in by vehicles parked behind them. In total, 8 new parking spaces will be created. Plans also include the addition of a fence on the side of the property that abuts residential neighbors to increase privacy and to protect from headlights. There will also be several trees planted street-side at the front of the property. Chair Perkins asked the Board for any comments or questions. Vice Chair Brush asked about the access and movement of emergency vehicles within the proposed lots. Allen confirmed that there will be no change in emergency vehicle access,there is currently a single lane along the side of the existing building that will not be altered or affected by the proposed parking lot adjustments. Planning Analyst Collette Page 2 �4 City of Bangor Planning Division Planning Board Meeting Minutes —Tuesday,May i6, 2023 commented that staff has recommended that the removal of the lot line between the two properties be recorded with the Registry of Deeds as a condition of the application's approval. Chair Perkins asked the public for comments —there were none. Public comments closed. Member Meagher moved to approve the Site Development Permit Application for 517/527 Hammond Street, Map-Lots 022-005 and 022-006, for demolition of building at 527 Hammond Street and replacement with additional parking for church located at 517 Hammond Street, to include reconfiguration and optimization of existing parking at the church. Vice Chair Brush seconded. All in favor, none opposed. PUBLIC HEARING — LAND DEVELOPMENT CODE AMENDMENTS 3. Amending Chapter 165, Land Development Code, to provide greater flexibility to non-conforming situations, which are structures, lots, or uses that legally existed prior to when the current zoning ordinances were passed but which, due to the nature of the new ordinances, now do not comply with the current zoning. Planning Analyst Collette stated that the proposed amendments expand on changes passed by City Council last fall and primarily differentiate between commercial vs. residential non-conformities. Staff felt that commercial non-conformities have greater impact on the community and therefore should continue to be reviewed by the Planning Board. Residential non-conformities were felt to have less of an impact. Amendments also differentiate between factors involved in expanding an existing non-conformity vs. creating a new non-conformity. A provision was added for off-street parking. Also added was clarification regarding demolished or abandoned structures and giving certain time allowances for these properties. Chair Perkins asked the Board for comments or questions. Member Meagher noted that he is in favor of simplifying the approval process for non-conforming properties, but asked why proposed amendments include significantly different timeframes for project completion for commercial vs. residential properties. Development Director Krieg noted that this had been discussed with Code Enforcement and that staff felt that projects at residential properties typically require a more complex application/approval process and therefore require more time to complete. Chair Perkins asked the public for comments —there were none. Public comments closed. Member Huhn moved to recommend that City Council amend Chapter 165, Land Development Code, to provide greater flexibility to non-conforming situations, which are structures, lots, or uses that legally existed prior to when the current zoning ordinances were passed but which, due to the nature of the new ordinances, now do not comply with the current zoning. Member Meagher seconded. All in favor, none opposed. Page 3�4 City of Bangor Planning Division Planning Board Meeting Minutes —Tuesday,May i6, 2023 OTHER BUSINESS 4. Thank You Letter for Comprehensive Plan Consultants Chair Perkins presented finalized letter of thanks to be sent to Comprehensive Plan consultants and requested that Board members present sign it. 5. Meeting Minutes — May 2, 2023 Member Meagher motioned to approve the meeting minutes. Member Bazinet seconded. All voting members in favor, none opposed. Development Director Krieg noted that it is very likely that LD2003 compliance deadline will be extended to the end of the calendar year. 6. Adjournment Meeting adjourned at 7:36 pm. Respectfully submitted, Sarah Pritchard, Development Assistant Planning Division Page 4�4