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PLANNING BOARD
TUESDAY, NOVEMBER 21, 2023, 7:00 P.M.
CITY COUNCIL CHAMBERS, 3RD FLOOR CITY HALL
MEETING MINUTES
Board Members Present: Chair Reese Perkins
Vice Chair Ted Brush
Michael Bazinet
Jonathan Boucher
Trish Hayes
Kenneth Huhn
Donald Meagher
Joshua Saucier
Citv Staff Present: Anne Krieg, Development Director
Anja Collette, Planning Officer
David Szewczyk, City Solicitor
John Theriault, City Engineer
Chair Perkins called the meeting to order at 7:00 P.M.
PUBLIC HEARING - LAND DEVELOPMENT CODE AMENDMENTS
1. Zone Chanqe — 586 Main Street - Map-Lot 026-046-B — Urban Service District (USD)
to Waterfront Development District (WDD) - To amend the Land Development Code
by changing a parcel of land, located at 586 Main Street, at Map-Lot 026-046-B, from
Urban Service District (USD)to Waterfront Development District (WDD).Said area of land
contains approximately 0.9 acres total. Applicant: Mason's Brewing
Company/Christopher Morley. Owner: Maine Strain Distributors LLC/Dylan G. Proctor.
Chris Morley, applicant, presented to the Board via Zoom. Gave an overview of the zone change application
and stated that the proposed use for the space is a production and storage facility for a craft distillery business.
Mentioned the logistical desirability of the location.
Chair Perkins asked why a zone change was needed for this project. Planning Officer Anja Collette stated that
this use falls under a category for craft breweries/beverages that is only allowed in the Waterfront Development
District; noted that it is also a conditional use in this zoning district, so the applicant will need to present an
additional application for the conditional use to the Planning Board at a future meeting, should the zone change
be approved.
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,November 2i, 2023
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.
Member Meagher moved to recommend City Council approve the amendment of the Land Development
Code to change a parcel of land, located at 586 Main Street, from Urban Service District to Waterfront
Development District. Member Bazinet seconded. All in favor, none opposed. Motion passed.
2. Zone Chanqe — 424 State Street - Map-Lot 059-004 — Urban Residence 1 District
(URD-1) to Government & Institutional Service District (G&ISD) - To amend the Land
Development Code by changing a parcel of land, located at 424 State Street, at Map-Lot
059-004, from Urban Residence 1 District (URD-1) to Government & Institutional Service
District (G&ISD). Said area of land contains approximately 1.03 acres total.
Applicant/Owner: James Butler, Jr.
Planning Officer Collette reported that staff has requested that this item be postponed until the
Planning Board meeting on December 5, 2023, due to an advertising error.
Member Bazinet moved to postpone this item until December 5, 2023. Member Huhn seconded. Roll
call vote conducted —all in favor, none opposed. Motion passed.
PUBLIC HEARING — LAND DEVELOPMENT PERMITS
3. Land Development Permit — Maior Site Development and Minor SLODA Revision — 631
Hoqan Road — Map-Lot R69-006-C - Land Development Permit Application — Major Site
Development and Minor SLODA Revision for proposed retail store, approximately 3150sqft, at
property located at 631 Hogan Road, Map-Lot R69-006-C, in the General Commercial & Service
District (GC&S). Applicant: M&H Springwater, LLC.
Andy Johnston, engineer with Atlantic Resource Consultants, presented to the podium. Provided overview of
the application.
Chair Perkins asked for a more detailed description of the lot and proposed development. Johnston provided
this.
Planning Officer Collette noted that the Board's motion will need to include a vote on the planned group
development. Chair Perkins asked for clarification on this, which Collette provided.
Chair Perkins suggested that the Board vote on completeness of the application. Asked staff if a previous
question regarding signage had been resolved. Collette responded that it had.
Member Huhn moved to accept the application as complete and ready to review. Vice Chair Brush seconded.
Page 2 � 6
City of Bangor Planning Division
Planning Board Meeting Minutes —Tuesday,November 2i, 2023
Chair Perkins asked to clarify whether sidewalks were included in the plans or not. Johnston confirmed the
location of the proposed sidewalks.
Roll call vote conducted —all in favor, none opposed. Motion passed.
Member Huhn moved to approve the Planned Group Development Application for 631 Hogan Road,
Map-Lot R69-006-C, for proposed retail store, approximately 3150sqft. Member Bazinet seconded. Roll
call vote conducted —all in favor, none opposed. Motion passed.
Member Huhn moved to approve the Minor SLODA Revision Application for 631 Hogan Road, Map-Lot
R69-006-C, for proposed retail store, approximately 3150sqft. Member Boucher seconded. Roll call vote
conducted —all in favor, none opposed. Motion passed.
4. Land Development Permit — Maior Site Development, Preliminary Major
Subdivision, and Conditional Use — Lancaster Avenue and East Broadwav — Map-
Lots 044-043, 044-039, 044-040, 044-041, 044-058, and 044-059 - Land Development
Permit Application — Major Site Development, Preliminary Major Subdivision, and
Conditional Use for the development of 60 attached residential units and the construction
of 1,950 feet of new private road, along with utilities at property located on Lancaster
Avenue and East Broadway, Map-Lots 044-043, 044-039, 044-040, 044-041, 044-058,
and 044-059 in the Low-Density Residential District (LDR). Applicant/Owner: Team
Properties, LLC.
Chair Perkins stated that this is a continued review of the item introduced at the Planning Board meeting on
November 14, 2023. Stated that tonight's portion of the review process will be for the public hearing.
Acknowledged the Board's receipt of emails, slideshows, etc. from members of the public. Stated that public
comments will be limited to one period of three minutes per individual. Recommended that comments be kept
brief, to-the-point, and limited to the scope of Planning Board review. Opened the public hearing.
Jason Bird, housing development director for Penquis, presented to the podium. In favor of the proposed
project. Discussed the affordable housing crisis. Noted that review of applications by the Planning Board
should be technical nature, and that any review regarding neighborhood preservation and appropriate
development standards should occur during the Comprehensive Plan process. Emphasized the importance of
property owners being able to rely on the standards already in place regarding allowed uses and development
of their property. Concerned that a negative precedent would be set if this project is not approved, as it would
create ambiguity around these standards and stymie future development.
Nick Sievert presented to the podium. In favor of the proposed project. Noted that he is a young professional
experiencing difficulty in finding permanent housing in the Bangor area. Mentioned the overall housing
shortage in Bangor.
Michaela Ellis presented to the podium. In favor of the proposed project. Noted the need for safe, affordable
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City of Bangor Planning Division
Planning Board Meeting Minutes —Tuesday,November 2i, 2023
housing for young people.
Mark Tucker presented to the podium. Opposed to the proposed project. Noted frequent losses of power and
water pressure at his home, and mentioned concerns about the ability of the existing infrastructure to support
further development. Noted that he was denied a permit to build an addition on his home by Code
Enforcement, and that this has affected his feelings on this development, as well.
Daniel Seymour presented to the podium. In favor of the proposed project. Mentioned the added tax revenue
that would be provided by this development. Noted that he is the recipient of the home that the applicant
provided for a veteran.
Tammy Peabody presented to the podium. In favor of the proposed project. Feels that the property will be
improved by development and noted the positive interactions she has had with the applicant and their team.
Kortnie Mullins presented to the podium. In favor of the proposed project. Gave an overview of her written
comments, attached to these minutes.
Susan McKay presented to the podium. In favor of the proposed project. Noted that she is a life-long Bangor
resident and referenced past developments in the City that she has seen garner controversy. Asked the Board
to focus on the long-term benefits to homeowners and expressed her feeling that the applicants have
proceeded in good faith. Feels more housing is needed for families.
Thomas Francis presented to the podium. In favor of the proposed project. Stated that he is a certified home
inspector and has seen many homes in the area that are not fit for living. Noted that he has had difficulty
finding affordable housing for himself. Asked that the Board support this project.
Marie Seymour presented to the podium. In favor of the proposed project. Stated that she grew up in this
neighborhood and addressed some of the concerns brought up by other members of the public. Felt that many
of them were present prior to the beginning of this development. Apologized to the applicant for the behavior of
those opposed to the project.
Laurie Cote-Dunn presented to the podium. Opposed to the proposed project. Gave an overview of her written
comments, attached to these minutes. Asked when the most recent wetland delineation was completed. Chair
Perkins responded that she can contact the Planning department for this information.
Jeff Gray presented to the podium. Opposed to the proposed project. Gave an overview of his written
comments and slideshow, attached to these minutes. Chair Perkins confirmed with Gray that he can submit the
written narration for his slideshow to the Planning department, and it will be distributed to the Board for review.
Brian Ames presented to the podium. Opposed to the proposed project. Feels it is unfair that members of the
public were not given enough time to present prepared presentations that would be longer than three minutes.
Gave an overview of his written comments, attached to these minutes.
Paula Woodman presented to the podium. Opposed to the proposed project. Mentioned concerns over further
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City of Bangor Planning Division
Planning Board Meeting Minutes —Tuesday,November 2i, 2023
land development prior to the construction of the proposed homes, grading and elevations of the site, and
water run-off.
Dave Moyse, owner/operator of Moyse Environmental Services, presented to the podium. In favor of the
proposed project. Noted that he conducted the wetland delineation of the site and feels it is suitable for
development. Emphasized the importance of consistency, fairness, and predictability in the Board's review of
the applications.
Melissa Bolduc presented to the podium. Opposed to the proposed project. Gave an overview of her written
comments and slideshow, attached to these minutes.
Kelly Hashey presented to the podium. Opposed to the proposed project. Feels the proposed development is
too large and will be unsafe for current residents of the neighborhood and detrimental to the environment.
Does not feel that the wealthy should be able to increase their wealth or that Bangor or the state of Maine
should become over-populated. Emphasized her environmental concerns. Feels that she and others opposed
to the project have been treated unfairly by the City, media, and the applicants. Compared to treatment
received in southern Maine, which she felt was better. Emphasized her First Amendment rights.
Michelle Douglas presented to the Board via Zoom. Opposed to the proposed project. Concerned about water
run-off. Noted that she lives on a nearby corner and is very concerned about traffic speed.
Steven Douglas presented to the Board via Zoom and expressed agreement with Michelle's concerns
regarding traffic speed.
Sandy Mclntosh presented to the podium. Opposed to the proposed project. Concerned about the width of her
road being able to sustain construction vehicles. Expressed displeasure that dirt and dust from the construction
vehicles has gotten onto the exterior of her home. Referenced a stormwater pond near her home and
expressed concerns over its potentially being a breeding ground for mosquitoes. Does not feel it is fair that she
was directed to only contact City staff through her attorney. Expressed concern over her pets being scared by
the construction noises.
Donald Logan presented to the podium. Opposed to the proposed project. Referenced a traffic survey of his
street from several months ago and its findings that the majority of vehicles were speeding. Expressed concern
over this.
Chair Perkins closed the public hearing.
City Solicitor David Szewczyk asked Chair Perkins if he is planning on offering a rebuttal period for the
applicants. Perkins responded that he was not; Szewczyk recommended that he do so.
Chair Perkins offered the applicants' attorney opportunity to present a rebuttal, but recommended that he
adhere to the same time limits as members of the public.
Timothy Pease, attorney for the applicants, presented to the podium. Referenced his presentation made at last
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City of Bangor Planning Division
Planning Board Meeting Minutes —Tuesday,November 2i, 2023
week's meeting and asked the Board and members of the public to also reference this in response to concerns
brought up this evening.
Chair Perkins stated that the Code requires that the Board's vote on the preliminary plat be conducted at the
same time as the public hearing. Noted that a motion will be needed to keep the public hearing open until the
Planning Board meeting on December 5, 2023.
Member Huhn moved to continue the public hearing to December 5, 2023. Member Bazinet seconded. Roll call
vote conducted —all in favor, none opposed. Motion passed.
Chair Perkins encouraged interested members of the public to submit their findings-of-fact as soon as possible.
Planning Officer Collette noted that staff recommends a vote from the Board to accept the new material
received between November 14, 2023 and November 21, 2023.
Vice Chair Brush asked for clarification on the need for this motion. Collette responded that, since the
application was accepted as complete at the previous meeting, any additional material should be voted on to
accept into the public record and for consideration. Member Bazinet asked if the motion needs to be itemized.
Collette responded that it does not.
Member Meagher moved to accept the materials received between November 14, 2023 and November 21,
2023. Member Huhn seconded. Roll call voted conducted —all in favor, none opposed. Motion passed.
City Solicitor Szewczyk noted that staff has a deadline for the public's findings-of-fact submissions.
Recommended that these submissions include record references. Planning Officer Collette stated that the
deadline is November 29, 2023. Chair Perkins and City Solicitor Szewczyk clarified the recommendations
regarding record references.
OTHER BUSINESS
5. Meeting Minutes — October 17, 2023
Member Huhn moved to approve the meeting minutes. Member Bazinet seconded. All voting members in
favor, none opposed. Motion passed.
Meeting adjourned at 8:38 pm.
Respectfully submitted,
Sarah Maquillan,
Development Assistant
Planning Division
Page 6 � 6
Dear Planning Board,
I am writing to you on behalf of Greater Bangor Association of REALTORS in regards to Maine Woods
Subdivision.I want to share some statistics of our current real estate market on behalf of our
organization.As many of you are familiar,Team Properties intends to build 30 townhouse-style duplexes
with the intention of selling 60 units(1533 sq.ft.3BD 2BA)at a target price range of$259,000-
$265,000.
Currently as of November 10,2023,we have only 42 homes actively on the market in Bangor. Between
$200k—300k currently on the market there are only 11 homes.If you want to look for homes between
200k—300k newer construction built after 2000 there are 0 homes on the market.In the recent IMaine
Association of REALTORS October Press Release,IPenobscot County from July 1,2022-Sept.30,2022, Commented[1]:
and July 1,2023—Sept 30,2023,Median Sale Price in Penobscot County was up 10.85%to$262,500, MaineHousingReport September23 pdf
with Number of Units Sold down-23.04%.Historicall it's been said that five or six months of su I is �(mainerealtors com)
Y, I ppY�___ � -
associated with a balanced real estate market.Right now,in Bangor our supply of inventory is 1J Commented[2]:
Months of supply refers to the number of months it
months. would take for the current inventory of homes on the
market to sell given the current sales pace.The months
As we all know,for the past few years we have been in a housing market crisis.As every statistic I of supply statistic is calculated by taking the average
provided above indicates,we have a low supply of homes on the market which is increasing the price of monthly sales over the preceding 12-month period and
dividing it by the inventory of active listings.
homes.One solution to the problem is to build and provide more homes for buyers and the market will
correct itself.Team Properties has stepped up to help our housing crisis,trying to provide 60 new homes
to buyers,which is currently more homes than are on the market all together in Bangor at this time.
Team Properties is building these homes under the current median sold price to make these homes
more affordable than 50%of what is currently on the market in Bangor.
The Greater Bangor Association of REALTORS°urges you to approve the Maine Woods Subdivision.
These homes are drastically needed in order for buyers to find suitable housing,which in turn frees up
the homes and rentals the purchasers were previously residing in for other Maine residents.With the
median days on the market currently being 8 days,these homes will be sold before they are completed.
With the approval of Maine Woods Subdivision and Team Properties stepping up to help our housing
crisis,it will pave the way for other construction development to take place in Bangor.We can all work
together to provide more housing in Bangor and solve this crisis. On behalf of Greater Bangor
Association of REALTORS,we would like to thank Maine Team Properties for accepting the challenge of
taking on the housing crisis.They can't do this without your help. We ask that you please help support
the communitv�oal in creating much needed housing!
Thank you for your consideration,
Kortnie Mullins
President Elect Greater Bangor Association of REALTORS
From: Laurie Cate-Dunn
To: Plannina-WWW
Subject: Maine Woods Development
Date: Monday,November 13,2023 1:09:02 PM
Attachments: Videa.mav
WARNING: This email originated outside of our organization. Messages claiming or
appearing to be from someone within our organization may be fraudulent. DO NOT CLICK
links or attachments unless you can verify the sender and know the content is safe.
Dear Planning Board,
I am opposed to the planned development as it has been proposed. The project is too large for
the site and does not fit into the current real estate. The buildings loom over the established
surrounding houses. The unreasonable adverse effect on my property is great. The value of my
home and the selling potential has dropped considerably. The project has 3, 2 story buildings
right behind my house removing all privacy that no fence will be able to rectify. I should be
afforded the same right the board has showered Team Properties with. Emily talks about being
good neighbors, yet she is just the opposite. They act as if the rules don't apply to them,
operating heavy equipment before 7 am, disobeying a stop work order. Shouldn't there be
consequences for them, shouldn't a 20 year home owner be afforded value and protection?
Why is it Team Properties moved ahead with the proj ect without having the proper permits to
build? Have they been told by someone in Bangor City government that it will be approved? Is
there some corruption at play? I think of this constantly after Mr. Perkins asked" how can we
get this approved". The real question should have been "how can we get this resolved ".
Wether that meant approve or disapprove. I am attaching a video showing their snub at the
rules along with photos showing the "unnecessary adverse effect" on my property.
Thank you,
Laurie Cote-Dunn
Sent from my iPhone
November 10, 2023
City of Bangor
Planning Department
73 Harlow Street
Bangor, ME 04401
RE:Team Properties new application for a Land Development Permit and Conditional Use approval for
the Maine Woods proposal.
Dear Chair Perkins, Planning Board Members, and Planning Staff,
In October 2022, a large group of concerned neighbors represented by 5 plaintiffs asked for judicial
review of the City of Bangor's approval of a non-conforming proposal to build a 60-unit PUD, named
Maine Woods, on Essex Street Hill in Bangor. On October 10, 2023, Superior Court Judge Patrick Larson
remanded the proposal back to the city for further review with specific instructions.The Planning Board
has scheduled 2 meetings on 11/14/23 and 11/21/23 to begin the review.This letter will list some of my
thoughts as we prepare for those meetings.
1) The pre-development conditions depicted in the public notice are inaccurate.The Maine Woods
site has 2 roads and a retaining pond on it now, as well as 2 buildings and a 3rd one started.
Utilities built are not shown, these include a power line, stormwater system, sewer lines, water
lines, and a gas line.The elevations and contours on the lot have been altered over the past
year. Also abutting property ownership in the neighborhood has changed. If this is truly a new
application,Team Properties needs to update their pre-development plot.
2) The density studies submitted for the Maine Woods proposal are flawed.The 70 homes on the
50 acres within 500 feet of the Maine Woods site are obviously much less dense than the 60
homes on the 12-acre Maine Woods site. Mr.Therriault used accurate footprints in his
comparison but did not go out 500 feet as the ordinance required. Mr. Brayley used inflated
footprints that bear no correlation to the footprints on the tax maps he was instructed to use.
Both failed to use the entire surrounding area when comparing it to the entire Maine Woods
site. Density was a deciding consideration for the Planning Board. We will submit a study that
shows the surrounding footprints are less dense than the Maine Woods footprints, substantially
less dense.
3) The Planning Board asked for a height study from the applicant, twice, but none were produced
even though the Conditional Use Ordinance explicitly requires height compatibility and bulk
cannot be calculated without a height component. We are a neighborhood of one story and one
and a half story homes, the few two-story homes are an exception. We have 2 duplexes in our
neighborhood, one is a story, the other is a story and a half. We will present our own height
study for the Board to compare with the Maine Woods proposed two-story buildings.
4) Now that there are 2 buildings erected and a third one started on the Maine Woods site, we
have an opportunity to submit photographic evidence of the nonconformity of the Maine
Woods buildings compared to the surrounding neighborhood.The height and bulk of the Maine
Woods buildings are out of scale, and the shallow setbacks are an intrusion on the neighbors.
These photos will also reveal the stark and severe nature of the Maine Woods architecture and
allow us to visualize what 60 identical examples clustered together on 3 acres will look like in a
low-density neighborhood with a variety of building types, shapes, and sizes.
5) Judge Larson deferred judgement of the Planning Board's decisions regarding height, bulk, and
density but he put these matters back in front of the Planning Board in the form of a new
application and he has given you explicit instructions.You must express your findings and
conclusions in writing, such that the courts can see that you applied reasonable logic in your
interpretation of the ordinances if your decision is appealed.
6) The Maine Woods proposal will provide nine acres of beautiful, open green space for the
community to enjoy.There is nothing in the HOA documents that allows public access to the
site, and the application submitted by Team Properties explicitly states the use of the open
space in the Maine Woods proposal is for the residents of the subdivision only. Unlike the
neighboring Dog Park and Essex Woods, the Maine Woods proposal is designed to be apart from
the neighborhood, not a part of it.
7) The City of Bangor has recognized our neighborhood to be one of the most hazardous in the
city. We have narrow streets, steep inclines, dangerous switchbacks, no sidewalks, poor site
lines, 15mph speed limits, and more signage per mile than any other residential area in the city.
The Maine Woods proposal would introduce hundreds of car trips per day into the middle of an
inadequate infrastructure. National codes and traffic standards do not apply here, common
sense does. Ordinance 165-9-A-2 was specifically written to protect neighborhoods like ours
from developments like the Maine Woods proposal.
8) The Planning Board has asked for a landscape plan for the Maine Woods proposal and has not
yet received one.An inventory of specimen trees was never completed.The buffers proposed
most likely will not grow on ledge.The height and density of the proposal perched high on a hill
will make screening impossible. Elaborate fencing will be required to screen our neighborhood
that is now exposed to I-95. The 40-foot poles in the overhead power system will stand in stark
contrast to the street trees and mature landscape of the surrounding neighborhood.
9) The Maine Woods is proposed to sit on a hill in the middle of a naturally impervious area.The
topsoil and wetlands on the site served as a sponge for stormwater runoff to protect the
neighborhood before they were destroyed by Team Properties last summer. We used to know
how the site would perform during storms. We knew when,where and how it would run off. We
don't know now, nobody does. We do know that Team Properties underestimated the
significance of upstream run off in their stormwater input calculations and that the site flooded
last summer. It is in the best interest of all parties concerned, including the DOT, to let the site
winter and drain next spring before any more time or money is invested in this risky site.
That is all for now, but we have a lot of work to do.The upcoming meetings should get us off to a good
start. We should not rush into any decisions until all the evidence is gathered. There is no reason for you
to march through the process as quickly as possible.Team Properties knew the risk of starting
construction with 2 permits under appeal. Your decision will be highly scrutinized and publicized, so it is
imperative for you to take the time needed to get it right.
Best regards,
Jeffrey Gray
100 Lancaster Avenue
Bangor, ME 04401
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Infill ' A s Bangor begins to implem ent new infitp�licies,
w e should fi�ask w hy em pty lots w ere never
developed.
I��lu��lu i� lu�I�lu i�
�I����� ��I�� • In the case of the M aine V� o ods site,w e should ask
w hy a 12-acre sit�in the geographical center of
�I���"°���°I��I����� ���I��� M aine's 3'�largest cityw as never deve 1 oped.
lu�I�lu i� ���lu��lu i�
��� ����I�i����i��
I���.�.��,�I�� • Environm ental (wetlands and w atersheds)
• Infrastxucture (tr�ficand stonnwater)
• Chalenging sit� (ledge, drainage, neighbors)
• H igh costs per unit (risk/�aard)
1
11/30/2023
SO���O� �O • Build a sm al num ber of very expensive
hom es
offset high ' Build a large num ber of inexpensive
hom es
Unl� C�s�s ' Build a m oderate num ber of m idpriced
hom es
Problems
„� ...
�� ����������������������������������
�with buildin � IIIIII "'�
9
IIIII III��������'
a large ������ �� �
nwrrlber
of
, , • Traffic Safety
ineacpensive • D rainage and Parking
units in an •Conformitywith
established neighborhood
neighborhood
z
11/30/2023
Traf�ic • 165-9-A (2) The proposed use
w i1 not create unreasonable
Safety trafEic congestion or hazardous
conditions o n contiguous or
adj acent streets.
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3
11/30/2023
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North FrenchStreet ��n , /'
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and Bill S�ree� �d, � ��,���,,,,�
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11/30/2023
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East Broadvtray and �� � ' �� �, � � �� �4;� ,'�, � � %
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YuMYd
intersection �„� �� �, " , � �,/���„" �
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Drainage ' 165-9-A (3) The proper
.
operation of the conditional
an Par ing use w ilbe ensured by
providing a n d m aintaining
adequate and appropriate
t�i 1 i ti�, fi�protection,
drainage, parking and
loading and other necessary
site improvem ents.
5
11/30/2023
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6
11/30/2023
• 165-9-A (4) The proposed use, although not
� appropriate for every site in the zone, is
CO��O��� appropriate for the location for w hich itis sought
because the proposed use w ilconform to the
general character of the developm ent in the
imm ediate area as to architectural style,
building bulk and extent and intensity of site
use.A s to architec�tural style, the applicant m ust
show that the proposed structure conform s to the
e�erior facade, ro�flines, shape and m aterials
used on buildings inthe imm ediate area.As to
building bulk, the applicant shal cause his/her
proposed building to conform to the height and
existing ratio of land area to building area for
other properties in the imm ediate area. For
purposes of this chapter, the tenn "imm ediate
area"shal include allproperties locatedw ithinthe
sam e block and w ithin 5 0 0 feet of the site of the
proposed use.
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11/30/2023
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FiOe Rome Vn,�ertl LraWw Des+ign lapoi,rt Fleferc�zu7c�s MV701ioie�is� Rv'iew Vlpw p#elp� 4.�Q:c�xoimen6P �'0✓F�9uVin¢a W „. ._ �
C.) �Anri, r�a�it, •��n - /�'� a n.,- a�, �,� �G�,, ��" I��� i�
r,,«u ���, �s 1 ii � „i, x, x da"�,- � � », v '� � �- %�� rv�a��,ai wosnec���, hi�>i�iirili;�1 E�,��,,;r r�.�.�e� s
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Total Eaatprint of Neighborhoad=145�D71 squere feet
Aveirage Fnntprint crf INeighbnrh�,cad=1515 square feet
7otal�ootprint c�f Maine W�rodls=46SQq square feet
Aue�age Footprint af�'iaine Woads=71550 sq�are feet
Aveirage aensity o#Neig�rbflrhraod with streets=106071J52.7 acres=4.62%a
Aveirage densuty�f Maine 4Vc�qd''s wltri Streets=465Qf!/12.1 acres=8.Sio
Aveirage CVens6ty of Neiglhtaorhood withowt streets=106071/47.2 acRes=5.2°1�
Aveu-age Densrty af Maine 4Voads without streets=46500/11 acres=9.A%
$
11/30/2023
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q'�iVe� IH�aene Y�nac�t Uau�w 47�f.ig�mv ILdyawk P:�twrvrwr Mailuri�� I�:�iz�w� '�f,mw M�e��n l.r�.umo�ro«,np= Wi' Eedibirs���- - �
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Cir��Le;xiur @ karviv mY w.r;ryralmi�i ii ,�yins r.3 Vr�<s� riuee�r netel.min "
Fmotprint Compaeison 5tud�+
Nlr.Therriault's Imme�6i'ate Amuiter FooRprirrt 7ota�=32',485 square freet
Mr.IBrayley's Immediate Abutter�aatprin#Tntal=42,220 st�uare f�eY
hAr:B�rayley°s faotprints are 3Q%hi�her khan Me.7herriauilt's
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11/30/2023
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15
From: Jeffrev Grav
To: Plannina-WWW
Subject: power point presentation
Date: Wednesday,November 22,2023 8:19:22 AM
WARNING: This email originated outside of our organization. Messages claiming or
appearing to be from someone within our organization may be fraudulent. DO NOT CLICK
links or attachments unless you can verify the sender and know the content is safe.
Hello Anya, as instructed I am sending you the narration for the powerpoint presentation that I
was prevented from presenting at last night's Planning Board meeting.
Mr. Chairman, members of the Board, and staff, my name is Jeff Gray and I live at 100
Lancaster Avenue and am opposed to the Maine Woods proposaL I am going to talk about the
conditional use ordinance 165-9-A
li n
I am going to talk with you tonight about some of the conflicts associated with building a
high-density housing project in the middle of a low-density neighborhood.
Slide two
So, as we begin the infill process here in Bangor, one of the questions we need to ask is why
empty lots were never developed. In the case of the Maine Woods site, we should ask why a
12-acre site in the geographic center of Maine's third largest city was never developed. Some
of the reasons could be environmental or related to the infrastructure, or the site may be too
challenging, and the high costs of development are not worth the risks. It could be all the
above. My wife Diana and I had our own infill project on Lancaster Avenue we started in back
in 2008. We bought a 2-acre lot that nobody else wanted. Our 2-year project took several years
to complete and cost twice as much as we planned. Half of the project's costs went into the
ground. So, I have some experience with infill in this neighborhood. The ground is very
challenging and building spec housing on this ground is very risky.
Slide three
Here are three solutions for a challenging site such as the Maine Woods site to mitigate high
development costs:
A) Build a small number of expensive homes.
B) Build a large number of inexpensive homes.
C) Build a moderate number of mid-priced homes.
As we all know, Team Properties has chosen option B for the Maine Woods site.
Slide four
Some of the problems with building a large number of inexpensive homes in a low-density
neighborhood are:
A) Traffic Safety
B) Drainage and Parking
C) Conformity with the neighborhood
Fortunately, all these issues are addressed in the Conditional Use ordinance in
Bangor's Land Use Code.
Slide five
Our neighborhood has an antiquated infrastructure. Broadway Heights was laid out in 1905 on
the side of a hill and it has very hazardous streets. The streets are narrow with steep inclines
and dangerous switchbacks. There are no sidewalks and very poor site lines. Pm going to take
you on a trip through the neighborhood using the next few slides.
Slide s�
Here is the intersection of Alden Street and North French Street by the Blue Knights
headquarters. There is zero line of sight here. You just hope whatever is coming at you is on
their side of the road. If not, get ready to bail out onto Michelle and Steve Laird's front yard.
As they can attest, this happens quite often.
Slide seven
Here is the intersection of North French Street and Bill Street. Notice the increasing grade. In
slippery weather it is important to keep momentum here when you start to fishtail, or you
won't make it through the turn. It is very narrow here and there is no place to go if someone is
coming the other way. It's very blind here. Imagine meeting a fuel truck, trash truck, or school
bus coming at you in this turn.
li i h
This is the intersection of Bill Street and East Broadway. You will be in full scale fishtail
mode here; it is steep and narrow and the house on the corner blocks your sight lines. You also
need to be wary of cars coming uphill from East Broadway here because it is a 3-way
intersection. Very dangerous here, I cannot imagine adding hundreds of car trips per day onto
these streets.
Slide nine
Turn four is in front of my house at the intersection of East Broadway and Lancaster Avenue.
Lancaster Avenue is long and straight, so people speed going into this turn, typically above the
speed limit according to Mr. Therriault's study. If I am coming up the hill on East Broadway I
always stop and put on my blinker in this turn because there are no stop signs at these
intersections and people wonder what I am doing when I try to turn into my driveway as they
come flying through that turn.
It is extremely hazardous for drivers and pedestrians on the streets adjacent to the Maine
Woods site. We don't have a lot of collisions up there, but people go out of control quite often.
After snowstorms the streets get even narrower, and the switchbacks very greasy. If we
increase the traffic substantially up there someone is going to get hurt.
li n
I want to talk a little bit about drainage and parking. Pm not going to spend a lot of time on
stormwater because one of my neighbors is going to speak about that. But I do have one slide I
want to share with you.
Slide eleven
This is a drone shot of the Maine Woods site. This is not waterfront property folks. This is a
site that is prone to flooding. As you can see, the retaining pond is at capacity. The bottom of
the slide shows ponding on what would be Firefly Lane. Keep in mind this shot was taken in
the middle of the summer. What will this thing look like next spring? There will likely need to
be another retaining pond on this site and some drainage tiles as well.
Since water diversion cases are easy to litigate and difficult to remediate it makes sense to
design and build an adequate drainage system during construction, so the HOA is not left on
the hook The DEP permit only covers on site stormwater capture and filtration, once it leaves
the site the onus is on you to ensure it drains safely. Stormwater does not go into the ground
on this hill folks, it runs off laterally. This ground gets saturated due to upstream subterranean
water flow. The sponge that mother nature had provided for us is now gone. It is in the best
interest of all parties concerned to let this site winter and then see what it does in the spring so
we can see what the new drainage patterns will be. We used to know how this site would
perform during storms, we don't know anymore, nobody does, let's find out before we go any
further.
Slide twelve
Let's move on to parking. Team Properties has proposed 120 parking spots on 3 acres. This is
what 120 cars on 3 acres looks like folks. This is Shaw's parking lot on Main Street.
Remember the parking spots in this proposal are actually just wide spots in the street and who
knows what else will be parked on the street. Where are these folks going to put their boats,
campers, motorcycles, snowmobiles, and four wheelers? There is nothing to keep them from
parking this stuff on the street. If the majority of the homeowners agree, they can put anything
they want on the street, they will control the street according to the HOA. The street will be
their driveway. What are they going to do when they realize they have no place to put their
stuff and are paying four or five hundred a month for storage somewhere. We are a
neighborhood that uses driveways, garages, and basements for storage. It makes no sense to
have a bunch of stuff in the street in a place where we have parking bans 6 months out of the
year. One more issue with parking before I move on, this proposal is not ADA compliant. If
they truly want to help veterans, they should build some handicapped accessible units and
parking spots for our wounded warriors.
Slide thirteen
I want to talk about conformity. This was an area that was not properly vetted during the prior
hearings. We have prepared some numerical and visual information to help you. I am going to
talk about density, height, and bulk; and I am also going to show some examples of housing
types and styles in our neighborhood. Here is a visual aid prepared by Ames Engineering.
(Hand out)
Slide fourteen
This is a map of the area within 500 feet of the Maine Woods proposal that the city provided.
For the record, we did not use any of the area to the east of the Maine Woods site, even though
it would have bolstered our lot area numbers. We didn't need the extra area to prove our point,
and this area is largely made up of the interstate, a church, and a schooL The two homes in the
area are on gigantic lots. We wanted to make an honest comparison, so we left that area out of
our studies.
Slide fifteen
There are 70 houses on a total of 50 acres that are within 500 feet of the Maine Woods site and
that are west of the interstate. Here is a tabulation of the footprints for those 70 houses.
Slide s�teen
The Maine Woods proposal has a footprint that is almost twice as dense as the surrounding
neighborhood, when you consider a whole-lot comparison. That's whether you include the
streets or take them out. These footprints were taken from Bangor tax maps. Our numbers
prove they are much denser, and you can observe it with your own eyes on the visual aid.
Slide seventeen
As for Mr. Brayley's footprint study. He didn't use a whole-lot comparison and he used
inflated footprints that were higher than the tax map footprints. Footprints are measurements
of concrete in the ground, and they are clearly recorded in the city tax maps. If you compare
Mr. Brayley's footprint numbers with Mr. Therriault's you can see that he is about 30%
higher. Mr. Brayley knows the Maine Woods proposal is denser than the surrounding
neighborhood and he announced that at the 9/6/22 meeting. I have the transcript right here if
you want to refer to it.
Slide eighteen
We will move on to our height study now. The Planning Board asked for a height study on
two different occasions, but never received one from the applicant. We did one. We used
Henry Harrison's handbook Houses to help illustrate our points and I will also show some
examples from our neighborhood to help de�ne heights.
Slide nineteen
Here is an illustration of 3 common house types from Mr. Harrison's book This is a pictorial
description of one, one and a half, and two-story homes. The one story and two-story
descriptions are self-explanatory. The story and a half description show two tell-tale signs, a
roof dormer and upstairs knee walls. Another common sign is a window in the gable peak.
Notice the upstairs space is enveloped by the roof. One of the most common story and a half
styles here in New England is the Cape. We have several of those in our neighborhood. It is
important to categorize a story and a half structure because they are less bulky and have less
site intensity than a two-story structure.
Slide twentv
This is a great example of a single-story mid-century ranch on the corner of Lancaster and
Essex. Nice picture window, garage, generous front yard.
Slide twentv one
This is another single-story ranch on the corner of Clark and Essex. This is the house my wife
grew up in. It says a lot about a neighborhood when it has so many second-generation
residents.
Slide twentv two
This is a story and a half house on Lancaster across the street from us. Love this house. Notice
the window in the gable and how the roof envelopes the upstairs bedrooms. They have a nice
lot with an incredible backyard.
Slide twentv three
This is the house next door to us. It was incorrectly identified as a 2-story last week by the
applicant. It is obviously a story and a half with a gambrel roof. Notice the dormer and gable
end window upstairs.
Slide twentv four
This is a two-story home on Essex Street. Notice the 2 story bay windows. Big old red barn
out back This house sits on a big lot.
Slide twentv five
This is another two-story home on North French Street. A unique two-story bay on the front
corner of the house. Beautiful house with lots of windows and a nice front porch on a big lot.
We need to appreciate our built environment here in Bangor. Neighborhood integrity is an
important consideration in our comprehensive plan.
Slide twentv siY
This is what the Maine Woods buildings are going to look like. Note the severe and stark
nature of the design, the lack of style, and fenestration, and the shallow setbacks. Now
imagine 30 of these all clustered together on 3 acres. We are a low-density neighborhood with
generous setbacks. Maine Woods is a high-density proposal with minimum setbacks.
Slide twentv seven
This is a rear and side view of that same Maine Woods building next to another 2-story home
on Lancaster Avenue. There is no screening for something that close. The setback on these
things is unheard of in our neighborhood. Average setbacks in our neighborhood are three
times what has been proposed for the Maine Woods. They are going to loom over their
neighbors.
Slide twentv eight
Refer to your visual aid. The Maine Woods buildings are depicted in Red. The surrounding
area has 31 single story homes in blue, 30 story and a half homes in beige, and 9 two story
homes in pink As you can see the Maine Woods proposes 30 identical 2-story duplexes
clustered together with a density almost twice the neighborhood average.
Slide twenty nine
Using simple algebra, we came up with a neighborhood average of 135 stories compared to
the two-story design proposed for the Maine Woods. The Maine Woods buildings will have a
height that is a third more than the neighborhood average.
Slide thirtv
Once we have an average footprint and height, we can also figure average bulk The average
bulk of the homes within 500 feet is 2045 square feet including garages. The average bulk of
the Maine Woods buildings is 3100 square feet. Maine Woods will have a bulk that is a third
more than the neighborhood average.
Conclusion
We have clearly shown that the Maine Woods proposal does not meet the parameters for
Conditional Use approval, as to unreasonable traffic congestion or hazardous conditions on
adjacent streets, or for drainage and parking, or for density, height, or bulk We have a wide
variety of shapes, sizes, and setbacks in our neighborhood which is clearly displayed on the
visual aid. Maine Woods proposes 60 identical townhouses with minimum architectural style,
fenestration, and setbacks. The Maine Woods proposal is a bad idea and will set a terrible
precedent for future infill projects in low density neighborhoods for the City of Bangor.
Brian Ames
124 Lancaster Avenue
Bangor, Maine 04401
November 13, 2023
Sent by email to:
City of Bangor
Planning Board, Chairman and Staff
City Hall
Bangor, ME
RE: Maine Woods Project
Dear Chairman Perkins, Board Members and Staff,
Although 165-129 envisions a simultaneous review of a Minor Subdivision, Site
Plan and Conditional Use, it has been determined by the Court that this is a Major
Subdivision.
The previous review of this project therefore has not sufficiently addressed these
concerns or questions.
165-28 Major Subdivision Considerations:
Major Subdivision Regulations require several submissions not required in a minor
plan and not provided previously:
Identification of specimen trees (If there are any left)
A LANDSCAPE PLAN for both buffers and street trees
Identification and detailing of Public Spaces
City Engineers Review
Performance Bond
Complete Utility Plans
Final Subdivision Plat
Major Subdivisions require a preliminary plat approval and a final plat approval.
The Preliminary Plat shall contain all the items required by Paragraph A(3),a thru i .
Final Plat includes reservation of open space and location of specimen trees as
further mentioned.
H. Dedications shall include deeds and rights of way for all utilities and public
areas.
1 I �.� �� �„ �:�
165-124 C14 (b) Additionally, "Subdivisions shall allow for connectivity of
trail systems and the reservation for walking and biking trails."
The Grading Plan shows concentrated storm water flows directed into back yards
and a questionable culvert crossing Essex Street. Has legal provision for increased
flow and upkeep of the system on the neighboring property been accommodated?
165-130 Improvement Guaranties
There may be issues that require future expenditures, and this should be looked at.
165-131 Improvement Construction Standards
B. (5) Adequate Street lighting shall be provided.
What are the standards for this? Complete Utility Plans should include Electrical
Poles, guy wires and adequate Night cutoff light fixtures. It is noted that no lighting
fixture is planned for the intersection of Wildwood and E Broadway. Is this sensible?
Typically, a lighting intensity map is included to show light and dark areas to meet
code.
D. (1) Sidewalks shall be provided "as deemed necessary by the Planning
Board".
With 120 parking spaces backing into a 24'wide street, it seems that the
pedestrians are at substantial risk.
165-114 Land Development Permit Considerations
C. Driveways. "The applicant must show that all proposed access drives from
the site to any public right of way are reasonably necessary and safe."
Although these are called private streets,the same logic should apply.
F. Landscaping of unpaved areas.
Aside from the sparse plantings shown on the grading plan,this has been barely
addressed by the applicant even though a Landscaping Plan was specifically
requested by the Planning Board. It should cover"front, side, and rear yards of
more than 100'in length or more than 200 square feet in area". This would include
the entire length of both streets, excluding driveways. The site of the wet pond is of
great concern.
Schedule B requires Buffer Yard Type A.
What are the calipers and species being proposed for buffers. What is the
documentation plan for maintenance and replacement of such?
2 � �.� �� �„ �:�
165-115 Impact Fees
Are any Impact Fees envisioned for the new Essex Street lights or off-site
requirements?
SITE PLAN REVIEW
• Side yard setbacks and backyard setbacks MUST apply to each building. Why
isn't Schedule B for Attached Residential dwellings being followed?
• Trash storage and removal is still not adequately addressed.
• A long winding street with parking that requires backing into the street will
present many opportunities for accidents. SNOW REMOVAL WILL BE A
MESS.
• A noise and vision screening barrier is needed to separate Wildwood Drive at
the Lancaster Avenue intersection, which is very tight to both adjacent
houses.
• Walkway lighting is not shown.
• Does the USPS deliver such a development? If not,where are the mailboxes?
• Does the Maine Fair Housing Act apply to this development?
The plans submitted do not show clearly the directly adjacent homes which could
have easily been brought in from the GIS files. This did not allow an appreciation of
the neighboring home proximity; the visual and physical impact this development
has on adjacent homes is quite intrusive. Significant effort should be taken to lessen
the noise and traffic impact on adjacent homes.A noise barrier must be placed at the
cleared portion which opens the 195 noise to the nearby houses on East Broadway
We understand the Developer has purchased Lancaster Avenue. What plans are
there for inclusion of that lot? Doesn't it make sense to show how it will be used?
165-9 Conditional uses
Merriam Webster Dictionary defines the verb conform as follows: "to give the same
shape, outline or contour; to bring into harmony or accord; to be similar or
identical; to be obedient or compliant; to act in accordance with prevailing
standards or customs".
Two duplexes have been erected with another started so the exact differences now
can be seen to be as not conforming. Notwithstanding the plain box architecture, a
two-story height is much greater overall and setbacks much less overall making the
visual impact severe.
3 � �.� �� �„ �:�
Even if the minimum setback distances are observed, the side-to-side space between
the two-story Duplex buildings appears much smaller than neighboring houses
because of their height.Also,the distance across the street of the Duplex building
fronts is much less than even the minimum distance in a LDR Zone. Existing Homes
with few exceptions park beside the home, not directly in front. The Electric Power
poles give the impression of a highway, not a local street and are no substitute for
trees, no landscaping,just parking. No attempt to make this look like or to set back
from the surrounding neighborhood.
These all make a Conditional Use for this proposal not even close to being
approvable.
REASONABLE SCALE OF DEVELOPMENT
A reasonable scale of development would include a mix of single story, one and a
half story and two-story buildings, arranged in a manor that promotes balanced
growth and a variety of occupants, owners and renters. On a subdivision of 30
spaces, a mix of two duplex, fourteen 1 1/z story and fourteen one story houses
would meet the Conditional Use criteria. Thus, fully utilizing the lotting plan and site
construction previously started.
Please consider the above information in your deliberations.
Sincerely yours,
,��� �� ��
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Brian A.Ames, PE
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Water chan nel flows off the highway towards the Arctic Brook
A Iden St.lifted and shifting from water main break sending dirty water tothe Brook
These two areas were only separated by a fence.Is there wetaland mapping available for this area as it is a direct extension tothe wetlands on the abutting Team
Properties?
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� �" � BANGGR, Maine(WABI)-THere were reports rrf � ',�f r',��,
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r �m �"ti��I`���p' '�.� � , a water m�in break early irr the affiernoon of '�%� � ,,��� ,��,'�� n,,�
� � June 5 in Bangcrr. � , ���� %
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The map that was used to initially approve this project was well over a decade old. Many housing additions/
changes have been made in this area with little to no research on the impact of this growth..Was it a positive or
a negative impact to this area of the city. Did it increase flooding or unsafe traffic conditions?
The land Team Properties would like to construct the Maine Woods on is mainly comprised of soil that is clay
and mucky like glacial till.
Hundreds of trucks of soil,dirt,and gravel have been brought in to"build it up"since May,and continue today.
They have continued to work out there daily and not just managing erosion control and sedimentation.
What will the 5 or 10 year result be when settling has occurred and erosion and microburst rain storms cause
the underneath soil to sink?The result will be a serious safety hazard and instability of these homes.The more
that are built,the greater the danger.This is an issue for the residents on Whisper Drive ,our neighbors on
Grandview. Homeowners began to struggle with foundation and flooring issues and cracks 18 months after
moving in to their brand new homes due to uneven settling. I do not want to see that happen again.
Homeownership is difficult to gain and retain. People need to know they are moving into a home that is safe.
Their wet pond has underproduced and has not been well controlled. It will continue to get worse as more
sediment buildup from impervious development.
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5 Days after the water line installation on Lancaster this water main break occurred.This is further proof
the outdated infrastructure in this neighborhood cannot handle a large increase. It is already at capacity.
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The road continued to lift and cave until its repair 8/23. This road is in the direct path of the wetlands that will be
responsible for handling all the new stormwater runoff and depositing it into the Arctic Brook.
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The sidewalk was placed in 6/23, by 9/23 they had not been maintained and not paved until 11/11/23. This is the result. Poorly done, not
even, and cracks and footprints all the way through. This does not conform to the neighborhood and makes this portion of road that will be
highly traveled more narrow and in need of continual repair. It should be removed as it will be at a cost to the city to maintain.
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The DEP stormwater permit approved and installed was for a proposed development that had all
other permits vacated. This has now forever altered the infrastructure of the city, done at"the risk of
Team Properties" But, the risk really belongs to those of us who live here now at a greater risk for
flooding, as well as all those who travel this area. Something should be done to partially restore the
barrier this land provided between the stormwater runoff and the highway to help mitigate flooding
damage to the highway, or damage to the multi million dollar DOT project taking place in the same
location.
The Board has not had the opportunity to view the completely different landscape of this property.
Given the lack of a current accurate map, the lack of time to obtain one, and the lack of wetland
mapping and proper calculation, we request a walk through be done by the Board now and after the
first major rainstorm in the spring 2024. Please proceed cautiously going forward with this project.
The damage that has already resulted in the last year has been widespread and costly. Before an
approval vote for any kind of development in this location it would be prudent to hold off on any
further impervious building until the spring when we can see how the area will respond to the new
channels of stormwater runoff. We as residents pay a stormwater runoff utility fee and it does not
feel appropriate to risk increasing that cost by flooding the highway, Broadway, and/or Essex St.
We hope to navigate a path forward to bring quality housing safely to Bangor in a way that will also
protect the environment and the integrity of the infrastructure in this part of the city.