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Home My WebLink About2025-03-04 Planning Board Minutes �� . ��i� � �; �� '� � �'�a"�Q��'� �� __T _ .. �a � o I��V.EL,��E1`�T . � CITY �� BANGCaR. PT.,hNtluI1�IC DIVIS[C�V�I PLANNING BOARD TUESDAY, MARCH 4, 2025, 7:00 P.M. PENOBSCOT ROOM, LOWER FLOOR OF PENQUIS CAP 262 HARLOW STREET MEETING MINUTES Board Members Present: Chair Reese Perkins Vice Chair Jonathan Boucher Michael Bazinet Ted Brush Trish Hayes Ken Huhn Janet Sanborn Jonas City Staff Present: Anja Collette, Planning Officer Jefferson Davis, City Engineer Grace Innis, Assistant Solicitor Chair Perkins called the meeting to order at 7:01 P.M. OLD BUSINESS 1. Meeting Minutes — February 18, 2025 Member Huhn moved to approve the minutes of February 18, 2025, seconded by Member Jonas. Roll call vote conducted —all voting members in favor, none opposed. Motion passed. 2. Adoption of Findings & Decisions for 136 Union Street and 1017 Union Street Member Huhn moved to adopt the Findings & Decisions for 136 Union Street and 1017 Union Street, seconded by Vice Chair Boucher. Roll call vote conducted —all in favor, none opposed. Motion passed. CHAIR INTRODUCTION Chair Perkins made his introduction. NEW BUSINESS LAND DEVELOPMENT CODE AMENDMENTS 3. Zone Chanqe — 870 Broadwav - Map-Lot R41-001-C - Hiqh-Densitv Residential District 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,March 4, 2025 (HDR) to Shoppinq & Personal Service District (S&PS) - To amend the Land Development Code by changing a parcel of land, at 870 Broadway, Map-Lot R41-001-C from High-Density Residential District (HDR) to Shopping & Personal Service District (S&PS). Said area of land contains approximately 7.93 acres total. Owner/Applicant: 850 Broadway LLC. Chair Perkins introduced the agenda item. Robert Frank, WBRC, presented to the podium and gave an overview of the applicant's plans for the property as a mixed commercial residential development. Chair Perkins asked the staff for comments. Planning Officer Collette summarized a public comment that was received regarding concerns about traffic and provision for a center turn lane. Collette stated that the staff response emphasized that the Planning Board must consider any potential uses that could be allowed with the zone change, not just what the applicant is proposing, and that any development would have to come back to the Planning Board for approval and that off-site traffic improvements would be handled then. Chair Perkins asked the Board for any questions or comments —there were none. Chair Perkins opened the public comments. Member of the public Robert Libby presented to the Board via Zoom and expressed opposition to the proposed zone change, on behalf of himself and the Orchard Hills homeowners' association, due to the impact on traffic, particularly with existing issues for Orchard Hills residents to turn left onto Broadway. Chair Perkins closed the public comments. Frank presented to the podium and responded to Libby's comments, stating that the applicant is aware that off- site traffic improvements would be required later on as part of State permitting and stated that the proximity of the proposed housing to St. Joseph's and Husson may encourage non-vehicular travel. City Engineer Davis concurred that the State would be involved in the traffic permitting process for the potential development and that this could result in other improvements, such as a traffic light and/or sidewalks. Member Huhn stated he was concerned about traffic impacts as well, but that the proposed development could trigger major improvements to Broadway. Huhn also stated his feeling that the zone change would be in alignment with the Comprehensive Plan, that the area is moving towards mixed use, and that this change would allow for additional housing and the provision of extra services in the area. Member Jonas concurred with Member Huhn regarding traffic impacts and had questions about the type of restaurant planned. Collette stated that a sit-down restaurant would be permitted by right and a drive-thru would be conditional. Frank provided additional clarification regarding the proposed uses of the property, pending the approval of the zone change. Chair Perkins re-opened the public comments due to another member of the public presenting via Zoom. Page 2 �4 City of Bangor Planning Division Planning Board Meeting Minutes —Tuesday,March 4, 2025 Member of the public Richard Nickerson presented to the Board via Zoom and expressed concerns regarding the proposed zone change due to concerns over the potential traffic impacts, particularly with the high-turnover restaurant proposed, and feelings that a center turn lane would not help. Member Bazinet commented on the review process for zone change applications and noted that he felt that the proposed development should not be considered when reviewing the zone change application, only the uses that would be allowed in the new zone. Discussed with Board members and Planning Officer Collette. Chair Perkins re-closed the public comments. Chair Perkins asked City Engineer Davis whether this type of development would indeed trigger larger changes (traffic improvements) to Broadway. Perkins mentioned the Comprehensive Plan's policy on corridor development and safety, and asked if there was more the City could do to alleviate these issues. Davis stated that Broadway has been looked at extensively and that there have been multiple studies for the corridor, and confirmed that this could be a good jumpstart for major changes. Planning Officer Collette mentioned that development in these corridor areas would also be extensively looked at in the Land Development Code update process to see what types of development changes could help alleviate these problems. Member Huhn moved that the Board recommend to City Council that the proposal to amend the Land Development Code by changing a parcel of land, located at 870 Broadway, Map-Lot R41-001-C, from High- Density Residential District to Shopping & Personal Service District (S&PS) ought to pass. Seconded by Vice Chair Boucher. Roll call vote conducted — all in favor, none opposed. Motion passed. OTHER BUSINESS 4. Housinq Studv Review Planning Officer Anja Collette presented the agenda item and gave a brief overview of the housing study's recommendations. Member Brush asked about the potential impact that already-approved ordinance changes might have in the future on some of the recommendations made in the housing study. Planning Officer Collette responded and clarified. Brush added that he thinks it will be important to consider potential impacts on housing when considering future zone change applications. Chair Perkins asked about the frequency of conducting housing studies— Planning Officer Collette responded and clarified. Perkins also commented on the note regarding the low occupancy of many residential properties in the City and the recommendation to look into creating subsidies. Discussed at length with Board members. Member Brush asked about the zoning implications of allowing more single-family residences to be converted into multi-family residences — Planning Officer Collette responded and clarified some of the regulatory barriers regarding this. Vice Chair Boucher commented on Chair Perkins' comment regarding low occupancy; noted that he had Page 3� 4 City of Bangor Planning Division Planning Board Meeting Minutes —Tuesday,March 4, 2025 interpreted it as meaning that there is a large aging population that lives alone. Discussed at length with Board members and Planning Officer Collette. Member Brush commented on significantly increased building costs. Discussed at length with Board members. Brush also asked whether there are hard target numbers for housing production — Planning Officer Collette responded that there should be one in the housing study, but that she would double check. 5. Follow Up on Thouqhts on Land Development Code/Land Use Plan Planning Officer Anja Collette presented a brief overview of several proposed Land Development Code amendments that will be drafted for review in the near future. Vice Chair Boucher asked for clarification regarding the proposed amendment regarding Land Development Permit extensions— Planning Officer Collette responded and clarified. Member Bazinet expressed support for the proposed amendment regarding the allowance of consent agreements; Chair Perkins expressed opposition to this proposed amendment due to concerns over potential "favoritism." Assistant City Solicitor Grace Innis responded to these concerns and clarified how these agreements would be used. Meeting adjourned at 8:15 pm. Respectfully submitted, Sarah Maquillan, Development Assistant Planning Division Page 4�4