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HomeMy WebLinkAbout2023-10-17 Planning Board Minutes �� ; � . ����i; � �; ������ ��'� � �'�a"�Q��'� � ;� r� .. �a :� o ��V.EL,���E1`�T . � CITY �� BANGCaR. PT.,hNtluI1�IC DIVIS[C�V�I PLANNING BOARD TUESDAY, OCTOBER 17, 2023, 7:00 P.M. CITY COUNCIL CHAMBERS, 3RD FLOOR CITY HALL MEETING MINUTES Board Members Present: Chair Reese Perkins Vice Chair Ted Brush Jonathan Boucher Trish Hayes Kenneth Huhn Donald Meagher Citv Staff Present: Anne Krieg, Planning Officer/Development Director Anja Collette, Planning Analyst David Szewczyk, City Solicitor Chair Perkins called the meeting to order at 7:00 P.M. PUBLIC HEARING - LAND DEVELOPMENT CODE AMENDMENTS 1. Zone Chanqe — Map-Lots R41-019-B & R41-018 — Shoppinq & Personal Services District (S&PS) with Contract Overlav to Shoppinq & Personal Services District S&( PS) - To amend the Land Development Code by changing a parcel of land, located at 743 & 759 Broadway, Map-Lots R41-019-B & R41-018, from Contract Shopping & Personal Services District (S&PS) to only Shopping & Personal Services District (S&PS) by removing the contract conditions. Said area of land contains approximately 1.58 acres total. Applicant/Owner: John E. Tozer & Laura A. Reidy. Member Huhn mentioned that the applicants are his dentists and asked Board members if they felt there would be any conflict of interests because of this. City Solicitor Szewczyk advised that the Board could discuss the matter and determine whether a vote would be necessary. All members in agreement that there is no conflict of interests. Fred Marshall, applicant representative, presented to the podium and described the history of the site and the applicant's reasons for proposing the zone change. Chair Perkins asked the staff for comments—there were none. Chair Perkins asked the Board for any questions or comments —there were none. 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, October i�, 2023 Chair Perkins opened the public hearing. No public comments; public hearing closed. Member Boucher asked if this change aligns with the Comprehensive Plan. Development Director Krieg confirmed that the lot in question is within the growth boundary. Member Huhn moved to recommend City Council approve the amendment of the Land Development Code to change the parcel of land located at 743 & 759 Broadway, Map-Lots R41-019-B and R41-018, from Contract Shopping & Personal Services District (S&PS) to only Shopping & Personal Services District by removing the contract conditions. Member Meagher seconded. All in favor, none opposed. 2. Zone Chanqe — Map-Lot R41-020 — Shoppinq & Personal Services District (S&PS) with Contract Overlav to Shoppinq & Personal Services District (S&PS) - To amend the Land Development Code by changing a parcel of land, located at 727 Broadway, Map-Lot R41-020, from Contract Shopping & Personal Services District (S&PS) to only Shopping & Personal Services District (S&PS) by removing the contract conditions. Said area of land contains approximately 3.31 acres total. Applicant/Owner: VARNBRO Inc. Fred Marshall, applicant representative, presented the application. Noted that there is no difference between this application and the previous one, other than this lot has a sizeable portion of land behind the existing structure that owners would like to develop eventually. This zone change would provide more flexibility when that time comes. Chair Perkins asked the staff for comments—there were none. Chair Perkins asked the Board for any questions or comments —there were none. Chair Perkins opened the public hearing. No public comments; public hearing closed. Vice Chair Brush moved to recommend City Council approve the amendment of the Land Development Code to change the parcel of land located at 727 Broadway, Map-Lot R41-020, from Contract Shopping & Personal Services District(S&PS)to only Shopping & Personal Services District by removing the contract conditions. Member Boucher seconded. All in favor, none opposed. 3. Zone Chanqe — Map-Lot R14-006-C — Urban Residence 1 District (URD-1) and Rural Residence &Aqricultural District (RR&A) to Low-Densitv Residential District (LDR) =To amend the Land Development Code by changing a parcel of land, located on Ohio Street, at Map-Lot R14-006-C, from Urban Residence 1 District (URD-1) and Rural Residence & Agricultural District (RR&A) to Low-Density Residential District (LDR). Said area of land contains approximately 9.11 acres total. Applicant/Owner: Harvey & Daniel Sprague. Applicant not present. Member Huhn suggested moving forward with this agenda item to take any public P a g e 2 � 11 City of Bangor Planning Division Planning Board Meeting Minutes —Tuesday, October i�, 2023 comment before voting on whether a decision be deferred or not. Development Director Krieg noted that the Board had previously reviewed a zone change application for this lot to go to High-Density Residential (HDR) and had recommended that the change ought not to pass. The applicant amended their request to propose a change to Low-Density Residential (LDR) based on public comments and to keep any future development more in keeping with the surrounding properties. Chair Perkins opened the public hearing. No public comments; public hearing closed. Chair Perkins stated that he would feel comfortable moving forward with a decision since so much information and feedback was received during the hearing on the previous proposal. Member Meagher expressed agreement. Member Huhn moved to recommend City Council approve the amendment of the Land Development Code to change the parcel of land located on Ohio Street, at Map-Lot R14-006-C, from Urban Residence 1 District (URD-1) and Rural Residence & Agricultural District (RR&A) to Low-Density Residential District (LDR). Vice Chair Brush seconded. All in favor, none opposed. 4. Zone Chanqe — Map-Lot R23-001 — Rural Residence & Aqricultural District (RR&A) to Neiqhborhood Service District (NSD) - To amend the Land Development Code by changing a parcel of land, located at 1192 Ohio Street, Map-Lot R23-001, from Rural Residence & Agricultural District (RR&A) to Neighborhood Service District (NSD). Said area of land contains approximately 1 acre total. Applicant/Owner: Bangor Grange #372. Applicant not present. Chair Perkins asked the staff for comments—there were none. Chair Perkins asked the Board for any questions or comments —there were none. Chair Perkins opened the public hearing. James Nickerson, member of the Bangor Grange, presented to the podium to give an overview of the application. Explained that the purpose for the request is to allow for a portion of the building to be rented for use as an antique store to generate additional income for the Grange. No other public comments— public hearing closed. Vice Chair Brush moved to recommend City Council approve the amendment of the Land Development Code to change the parcel of land located on at 1192 Ohio Street, Map-Lot R23-001, from Rural Residence&Agricultural District(RR&A)to Neighborhood Service District(NSD). Member Meagher seconded. All in favor, none opposed. Page 3� u City of Bangor Planning Division Planning Board Meeting Minutes —Tuesday, October i�, 2023 5. To amend the Land Development Code by creating regulations and allowances for Short-Term Rentals. Development Director Krieg presented a slideshow with background on the proposed policies and a summary of the proposed ordinance. Chair Perkins asked the Board for any questions or comments. Member Huhn asked for clarification on the proposed regulations' application to apartments. Planning Analyst Collette confirmed that if the property owner lives in the building, any apartments used for short- term rentals (STRs) would be considered hosted, even though the owner is not residing directly in the apartment unit. There would be a cap of no more than 50% of the units in a multi-unit building being used for STRs, as well as a cap of no more than 5 licenses per individual entity, meaning that if someone owned a 20-unit building, they could still only use 5 units as STRs, even though 50% would be 10 units. Vice Chair Brush asked if staff foresees any potential conflict between the 50% cap on multi-unit buildings and the 1% on non-hosted properties. Development Director Krieg clarified that they are two separate cap limits; the 1% cap on non-hosted properties applies city-wide, whereas the 50% cap applies to multi-unit properties individually. Member Hayes asked for clarification on the city-wide cap — Krieg confirmed that this cap only applies to non-hosted properties. Hosted properties would only be subject to the 50% cap on multi-unit buildings and the cap of 5 licenses per individual/entity. Hayes asked if both hosted and non-hosted property owners would have to register and be licensed; Krieg confirmed that they would. Member Boucher expressed concern about a possible loophole on the license-per-entity cap, as LLCs may not have to disclose all of their members and individuals may be able to increase their STR licenses by registering under multiple LLCs. Concerned that some individuals could then end up hoarding the available licenses. Krieg responded that, when consulting with an attorney at Drummond Wilson on this proposal, it was determined that the City would be allowed to require full disclosure of LLC membership during the licensing process, thus eliminating this loophole. Boucher also asked if there would be any expiration date on the use of license once issued, and if the licenses could be transferred to new ownership if the property were to be sold. Krieg responded that licenses will need to be renewed annually, so while there is no expiration date on the use of the license, it will need to be renewed once a year regardless. Licenses would transfer to the new property owner upon sale of a property, but would still need to be renewed by the new owner one year from the original date of issuance. Boucher asked if, once a property receives a license for use as a STR, that would become the only allowable use for that property, or if it could be used as a longer-term rental for part of the year. Krieg confirmed that there would be no requirement that the property be used as a STR upon licensing. Boucher asked if the 1% figure on the city-wide cap on non-hosted properties is a standard amount across other municipalities. Krieg responded that this figure was recommended to staff by City Council and that it was felt that it would be advisable to start with a lower amount to leave room for possible increases in the future. If a higher amount was used at the outset of Page 4� u City of Bangor Planning Division Planning Board Meeting Minutes —Tuesday, October i�, 2023 policy enactment and then determination was made that the amount needed to be decreased, this would be harder to do due to the risk of creating non-conformities. Boucher asked what the process for penalizing non-compliance and violations would be. Krieg responded that any violations would be considered when applying for license renewal. Collette added that there is a proposed structure of increasing fine amounts for violations, as well. Boucher asked if license renewal would be denied to anyone with outstanding fines. Collette confirmed that it would, and that the text of the proposal also states that the City has a right to suspend or revoke a license. Violations would be determined through public process. Member Hayes asked how the amount equal to 1% of city-wide properties would be determined. Krieg responded that it would be determined based on assessment records, and that it would include the number of individual units in apartment and other multi-unit buildings. Vice Chair Brush asked if there are any zones that STRs would not be an allowed use in. Collette responded that they would not be allowed in industrial and commercial-only zones, as there is no residential use allowed in these zones. Member Meagher asked if there was any update on the development of proposed regulations for long-term rentals. Krieg responded that this is currently being worked on at a staff level. Meagher asked if these regulations are planned to include the same licensing and inspection requirements as STRs. Krieg confirmed that they would. Chair Perkins stated that he had some trouble with the wording regarding hosted properties, particularly the requirement that the owner be on the premises. Krieg responded that this section applies mostly to individuals who may be renting a room in their home, an accessory dwelling unit, half of a duplex, etc. Collette added that Code Enforcement would not be monitoring to ensure that the owner is there for the entire duration of a renter's stay, and that the status of the property as the owner's permanent residence is what determines its classification as hosted. Krieg added that there would be a requirement that a local contact be provided who can be available if any issues arise. Perkins noted that he still had difficulty with the wording. Member Huhn asked for further clarification regarding apartments. Collette confirmed that apartments would be considered hosted as long as the owner resides within the same building. Chair Perkins opened the public hearing. Member of the public, Brandon, presented to the podium. Presently lives in Brewer, but had been living out of his office in Bangor due to a lack of affordable housing in the area. Discussed the housing crisis and noted that there about 20 hotels in the Bangor area; feels this is adequate for those in need of short-term stays. Expressed his opinion that allowance of STRs will only exacerbate the housing crisis. Felt that the Advisory Committee on Racial Equity, Inclusion and Human Rights should have been consulted. Member of the public, Patrick Cammack, presented to the podium. Expressed confusion about the public notice. Concerned that if STRs become allowed use in his neighborhood, many of them will appear and Page 5 � u City of Bangor Planning Division Planning Board Meeting Minutes —Tuesday, October i�, 2023 there will be large amounts of strangers coming and going. Suggested rolling out allowances for STRs in smaller portion of the City to assess how things are going before opening up allowed use city-wide. Asked if the City has looked at the examples of how other municipalities are handling this, such as Portland. Krieg responded that Portland also has a city-wide cap which seems to be effective. Cammack expressed his opinion that more discussion is needed. Chair Perkins clarified the wording of the public notice, and noted that it did not mean that there any specific developments of STRs planned in certain areas, only that those who received the notice live in areas that would be affected by this ordinance. Member of the public, George Elliott, presented to the podium. Expressed that he feels, overall, that the proposed regulations are a good plan. Asked how any changes to the cap on non-hosted rentals would be determined, and whether the issue would be subject to any lobbying. Krieg confirmed that any changes would have to go through the public process. Don Cammack, Outer Essex Street, presented to the podium. Noted that, while there may not be any planned development of STRs in his neighborhood now, he is hesitant to have it occur in the future. Opposed to STRs as an allowed use, due to concerns over neighborhood erosion. Jeremy Lloyd, Little City, presented to the Board via Zoom. Opposed to STR allowances. Discussed equity claims and that those wanting to operate STRs are trying to unilaterally change the character of the neighborhood. Asked what would prevent someone from not going through the licensing and inspection process—concerned that the burden for enforcement would fall onto neighbors, as it would rely on them to find out about the use and complain to the City. Krieg responded that a monitoring service will be used so that the City can be proactive with enforcement. Lloyd stated that STRs have encouraged a grassroots shift in zoning rules, empowered by those who "have too much" and inflicting a shortage on those who "do not have enough." Rebecca Mooney, Hillbrook, presented to the Board via Zoom. Moved to Bangor about 5 years ago and loves the neighborhoods. Expressed that STRs can quickly change the feel of a neighborhood, and doesn't feel that allowing unlimited hosted properties is responsible when so many people cannot find affordable housing. Asked if there is a plan for the creation of more long-term housing in the City. Perkins responded that the Comprehensive Plan goes into detail about this and outlines steps that the City will be taking to deal with these issues. Krieg added that there is a page on the City's website with housing data that lists out all of the housing projects that have been constructed and efforts the City has made to remove barriers to housing. Mooney asked if the allowance of STRs could be delayed until some of these other plans are put into place. Perkins responded that there are priorities given in the Comprehensive Plan in regards to implementation. Joe Pickering, 13 Pond Street, presented to the podium. Feels that it would be acceptable to make amendments to the Comprehensive Plan. Mentioned comments that he passed onto staff earlier, via email, from Neighborhood First regarding STRs. Asked what impact STRs may have on the more urban areas as Page 6 � u City of Bangor Planning Division Planning Board Meeting Minutes —Tuesday, October i�, 2023 far as infrastructure and residents. Member of the public, Wayne Maller, presented to the Board via Zoom. Asked whether properties being used for STRs would become commercial uses if this ordinance passes. Perkins responded that they would not. Maller expressed concern over a perceived lack of restrictions on parking in residential areas, and displeasure over a statement on tax values he received from the City Assessor. Deborah Garcia, 29 Bates Street, presented to the podium. Opposed to STRS as an allowed use in Urban Residence 1 District (URD-1). Read excerpt from Land Use Code on the purpose of URD-1 and expressed that she does not feel STRs fit into this description well, as it is a zone made up of primarily single-family neighborhoods. Very concerned about this. Chair Perkins mentioned the 2019 Housing Report, from which the recommendation to create an ordinance about STRs was originated, and recommended that interested members of the public read it— mentioned that it discusses a focus on neighborhood character. Sarah Robinson, Broadway, presented to the Board via Zoom. Asked about the cap on non-hosted rentals and how it compares to the number of non-hosted rentals already in the City—concerned that there would be a "run" on licenses if this ordinance is adopted and asked if there is any way to prevent this. Also asked about the difference between hosted and non-hosted rentals and gave her own home as an example— if she were to use her single-family home as a short-term rental for 2 weeks out of the year, while living there as her primary residence the remainder of the time, would this be considered hosted? Collette responded that it would. Robinson asked if there is presently data available on existing STRs that have had reported issues, such as criminal activity, noise complaints, etc. Expressed that she feels the 1% cap on non-hosted rentals is very reasonable, and emphasized that STRs are not only used by tourists, but often by traveling workers, as well. Member of the public, Christie, presented to the podium. Stated that her fiance currently hosts a STR. Mentioned the rising costs of electricity and oil and noted that hosting a STR has allowed her family to supplement their income and offset the need to increase rent for existing long-term tenants. Mentioned that they spoke with their neighbors before opening their STR and that she does not see how it could have any ill effect on the neighborhood. In support of the proposed regulations. Lesley Anderson, Highland Avenue, presented to the Board via Zoom. Stated that she currently uses a private room in her house as a STR. Noted that there is no opportunity for her to rent this room long-term as it is not a full apartment,just a private bedroom with a private bathroom. Noted that she has had visitors rent the room to visit family for a weekend, as well as travelling veterinarians who have come to work at the emergency veterinary clinic in Brewer. Noted that her purpose in renting the room is to supplement her income and be able to keep on home maintenance, such as roof repairs. Mentioned that a neighboring single-family home is being used as a sober-living house and that 7-8 people now live there, and feels that this is more disruptive to neighborhood parking than a STR. Asked that there be consideration for others like her who do not have available space that could be used as a long-term rental, but do have space that Page �� u City of Bangor Planning Division Planning Board Meeting Minutes —Tuesday, October i�, 2023 could be used for short-term stays. Member of the public, Sarah Lloyd, presented to the Board via Zoom. Asked what the projected economic development that could occur from this allowed use is. Krieg responded that this remains to be seen but that this is what the City is trying to balance— a potentially positive economic impact, while also preserving neighborhood character. Also noted that STRs are often used by traveling workers, which has a positive impact on the local economy. Member of the public, Suzette, presented to the podium. Asked what would prevent the full amount of the 1% cap on non-hosted properties from being concentrated in one area of the City. Krieg responded that presently, STRs are spread across many different areas of the City, there does not seem to be an indication that one area would become more concentrated than another by non-hosted properties. Suzette asked who would regulate the tenants of STRs. Krieg responded that the City would not be doing this, and that this would be the responsibility of property owners (STR landlords), but that there is a provision in the ordinance allowing the City to revoke a license if there is criminal activity occurring at a property. Annemarie Quin, 11 Chatham Street, presented to the podium. Expressed that it seems like the City is at a basic level of determining whether there is going to be any community at all. Asked if it is true that 20% of the housing stock is owned by corporations, and expressed that it seems excessive to allow even 1% of properties as non-hosted rentals. Asked about the existing number of STRs in the City— Krieg responded that it is approximately 136. Quin asked if there is any need for any allowance of non-hosted rentals, and whether the City can afford to allow this when there are very few houses for sale. Dianna Young, Allen Court, presented to the podium. Asked for clarification on the acronyms listed on the zoning map provided in the public notice. Collette responded that she would provide a list of the definitions to Young. Member of the public, Ivy Grover, presented to the podium. Stated that she has been hosting a STR since 2021. Feels that the tourist traffic facilitated by this use has a significantly positive impact on the economy, as visitors spend their money in the City. Noted that she has also hosted traveling workers in addition to tourists, and has never had a situation in which police have needed to be called to her property. Noted that 1% of city-wide dwelling units is a small amount in the grand scheme of things. Also noted that if neighbors of STRs have issues with those staying there, the benefit is that the tenants are only there short-term, whereas if they had issues with a long-term tenant, this could likely become a much more prolonged stressor. Asked about how the 5-units-per-individual/entity cap would be rolled out in terms of ensuring fairness (i.e. not allowing one individual/entity to register 5 units at once before other parties have had a chance to apply for licenses) and what the grace period would be for those already hosting STRs. Also asked what the licensing fees go towards. Krieg responded that there will be a 6-month grace period upon passage of this ordinance to allow time for those with existing STRs to become compliant. Noted that she did not feel it would be difficult to ensure that those with existing STRs get their licenses as the proposed cap allows room for growth past the existing amount of STRs in the City. Licensing fees go directly towards staff time for administration, inspection, and enforcement. Page 8 � u City of Bangor Planning Division Planning Board Meeting Minutes —Tuesday, October i�, 2023 Sarah Clark, 26 Parker Street, presented to the Board via Zoom. Not strictly opposed to STRs, but uncertain about the allowance of non-hosted properties. Noted that, when she moved into her current home, her neighbors were significantly relieved to find out that she would be a permanent resident and that previous use of the home as a non-hosted STR had caused significant stress to her neighbors, who had issues with the STR tenants trespassing on their property. Asked if there would be a way to put a restriction on residency of STR owners, as she is concerned about an influx of out-of-state investors. Suggested requiring that owners be either residents or owners of a local, small business. Asked what the process would like once the 1% cap on non-hosted rentals is reached and whether there will be a waitlist for others wishing to apply for a non-hosted license. Asked how much enforcement and oversight will cost the City. Krieg responded that the fee structure will be evaluated annually to ensure it is accurately covering administrative costs and enforcement. Confirmed that the process for license application will be first-come, first-serve. Clark expressed appreciation on there being proposed regulations. Member of the public, Jody Godell, presented to the Board via Zoom. Asked if there has been any consideration given to excluding STRs from areas within 1000ft of schools and parks. Krieg responded that there are no proposed separation requirements. Member of the public, Jim Brochu, presented to the podium. Expressed that he does not feel the City is prepared to move forward with the proposed ordinance. Feels that the Planning Board and the public do not have a good understanding of the proposed regulations. Feels more consideration needs to be given to non-corporate entity landlords, diversity, equity, inclusion, and overall housing. Does not think there is an understanding of what unintended consequences could come of this. Member of the public, Michael Cushman, presented to the podium. Owns a second home near Bass Park where he and his wife have hosted exchange students, and where they presently have a nurse as a tenant. Concerned about people finding a way to get around the proposed regulations. Echoed a desire for separation requirements in regards to schools and parks. Feels that there should be firm liability requirements, and noted that many rental properties on his street have out-of-state owners and there is no local contact when issues arise. Concerned that there would be a way to use STRs as illegal boardinghouses. Asked whether there is any way to monitor the tenants of STRs. Krieg responded that STRs are a separate use from boardinghouses and that the ordinance language keeps this clear to prevent possible loopholes —STRs are defined as 1-2 rental units, whereas boardinghouses are 3+ units. Noted that there are insurance requirements in the proposed language, but repeated that the City would not be involved in monitoring the tenants. Collette added that there is a requirement in the proposed language for a local contact that can be reached 24/7 regarding any issues or concerns. Chair Perkins closed the public hearing. Member Meagher noted that he will be voting to recommend this ordinance ought to pass as he has confidence that similar licensing, registration, and inspection requirements for long-term rentals will be coming forthwith from staff. Noted that the primary concern of the City is public safety and that it is important the safety of long-term renters be treated equally to that of short-term renters. Page 9 � u City of Bangor Planning Division Planning Board Meeting Minutes —Tuesday, October i�, 2023 Member Boucher noted that he is impressed by all the work that staff has done in thinking through all of the discussed issues thus far. Is in favor of the cap on non-hosted rentals and feels 1% is an appropriate figure that allows room for growth. In favor of there being no cap on hosted rentals. Noted that he is challenged by how the regulations apply to multi-unit buildings. Collette clarified that multi-unit buildings are included in the city-wide cap on non-hosted properties. Boucher expressed that he understands concerns both of residents regarding their neighborhoods and of those who host STRs. Feels the current proposed ordinance is a good starting point for continued discussion, and feels comfortable that staff and City officials will be open to amending it as needed. Does not think that there will ever be a time when "all" of the information is available, and that the City needs stability and clear regulations in place now. Feels positively about the proposed ordinance with the understanding that it is a work in progress. Vice Chair Brush expressed that STRs are a phenomenon that are already in the City and likely here to stay. Feels it is necessary to regulate them and allow the City some control. Feels this proposed ordinance is a good start. Member Hayes expressed that she is on the fence. Feels better about the ordinance knowing that it includes a cap on non-hosted rentals. Has had experience living next to a STR with no supervision. Feels more positively about the allowance of hosted rentals than non-hosted. Feels this ordinance is a good start and that the City can broaden regulations as needed. Feels positively about the proposed safety regulations. Member Huhn expressed that he originally felt that the ordinance may infringe up on property rights. Has begun to change his perspective after this evening's discussion. Agrees with Members Boucher and Meagher that, given that there are already STRs in the City, regulations are needed immediately. Noted that it would be hard to collect"all" of the data without these regulations in place to begin with. Is now in support of the ordinance both for safety reasons and to allow for better data collection. Chair Perkins mentioned that he has had favorable experiences using STRs. Noted that Bangor has a large amount of old housing stock, including his own home, and that he has considered future STR use in order to supplement his income and stay in his home. Expressed that, while it is a challenging issue, he does not feel that the City can afford to not take any action. Is leaning towards support of the proposed ordinance. Member Boucher asked if there is any flexibility to adjust the proposed cap on non-hosted rentals to less than 1% as a starting point. Member Meagher expressed that he felt 1% is the lowest figure that can be set without simply prohibiting it. Member Huhn also felt 1% was an appropriate starting point. Member Huhn moved to recommend City Council approve the amendment of the Land Development Code to create regulations and allowances for Short-Term Rentals. Vice Chair Brush seconded. All in favor, none opposed. Page 10 � 11 City of Bangor Planning Division Planning Board Meeting Minutes —Tuesday, October i�, 2023 6. To amend the Land Development Code by creating regulations and allowances for Emergency Shelters. Planning Analyst Collette presented to the podium and gave an overview of the proposed ordinance. Chair Perkins asked the Board for any questions or comments —there were none. Chair Perkins opened the public hearing. Dianna Young presented to the podium. Asked about trash collection. Planning Analyst Collette stated shelters would be required to have trash collection just like other developments in the City. Chair Perkins closed the public hearing. Member Boucher moved to recommend City Council approve the amendment of the Land Development Code to create regulations and allowances for Emergency Shelters. Member Huhn seconded. All in favor, none opposed. OTHER BUSINESS 7. Meeting Minutes — October 3, 2023 Member Huhn moved to approve the meeting minutes. Member Meagher seconded. All voting members in favor, none opposed. Chair Perkins asked City Solicitor Szewczyk about the recent court decision regarding the subdivision on Lancaster Avenue. Szewczyk stated that staff is currently reviewing the full decision, but the building permit has been vacated and the proposal has been remanded back to the Planning Board for further proceedings. Staff will update the Board once the next steps are determined. Confirmed that Code Enforcement has issued a stop-work order on the development. Meeting adjourned at 9:38 pm. Respectfully submitted, Sarah Maquillan, Development Assistant Planning Division P a g e 11 � 11