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HomeMy WebLinkAbout2025-08-05 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, AUGUST 5, 2025, 7:00 P.M. PENOBSCOT ROOM, LOWER FLOOR OF PENQUIS CAP 262 HARLOW STREET MEETING MINUTES Board Members Present: Chair Reese Perkins Michael Bazinet Ted Brush Justin Cartier (voting due to absence of Vice Chair Boucher) Trish Hayes Ken Huhn (via Zoom) Janet Sanborn Jonas Citv Staff Present: Matt Altiero, Planning Analyst Grace Innis, Assistant Solicitor Anne Krieg, Development Director Chair Perkins called the meeting to order at 7:00 P.M. OLD BUSINESS 1. Meeting Minutes — July 1, 2025 and July 15, 2025 Chair Perkins made note of a typo in the July 1, 2025 meeting minutes. Member Brush moved to approve the minutes of July 1, 2025, seconded by Member Jonas. All voting members in favor, none opposed. Motion passed. Member Bazinet moved to approve the minutes of July 15, 2025, seconded by Member Brush. All voting members in favor, none opposed. Motion passed. 2. Adoption of Notices of Decision for 108 Odlin Road and 35 Queen City Boulevard Member Huhn moved that the Board adopt the Notices of Decision for 108 Odlin Road and 35 Queen City Boulevard. Seconded by Member Brush. Roll call vote conducted —all voting members in favor, none opposed. Motion passed. 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,August 5, 2025 NEW BUSINESS PUBLIC HEARING — LAND DEVELOPMENT PERMITS 3. Land Development Permit — Maior Site Development, Conditional Use, and Maior SLODA Modification — 179 Corporate Drive — Map-Lot R25-017 - Land Development Permit Application — Major Site Development, Conditional Use, and Major SLODA Modification for additions to the existing building (totaling �6,440sqft) and associated site improvements, at property located at 179 Corporate Drive, Map-Lot R25-017, in the Government & Institutional Service District (G&ISD). Applicant/Owner: Penobscot Community Health Center. Chair Perkins introduced the agenda item and clarified that the estimated square footage is for the additions only. Perkins also asked Board members for any potential conflicts of interest — there were none. Perkins also asked staff if the City Engineer has signed off on the project— Development Director Anne Krieg confirmed that he has. Member Jonas moved that the Board find that the application was deemed complete on August 5, 2025, the applicant paid all applicable fees, and the proposed project is a Major Site Development, Major SLODA Modification, and Conditional Use. Seconded by Member Bazinet. Roll call vote conducted — all in favor, none opposed. Motion passed. Applicant Agent Andy Johnston, Atlantic Resource Consultants, presented to the podium and provided an overview of the application. Chair Perkins asked staff for any comments —there were none. Chair Perkins asked the Board for any questions or comments. Member Bazinet asked about the potential sale of the property — Applicant Agent Johnston responded that he is only privy to the financial status of the funding for this particular project. Johnston clarified that he is not aware of the facility's long-term operational plan. Alternate Member Cartier asked about the use of ARPA funds for this project—Chair Perkins clarified that this is not the purview of the Board to consider in reviewing this application. Member Brush asked about the square footage of the existing building — Dan Miller, TAC Architectural Group, presented to the Board via Zoom and stated that he will get this information before the end of the meeting. Member Jonas asked about the address being listed as Indiana Avenue on some documentation, but Corporate Drive on others—Development Director Krieg responded and clarified. Jonas also asked about any pending items with Bangor Water District—Applicant Agent Johnston responded and clarified. Jonas asked whether an approval condition should be confirmation of Bangor Water District's sign-off on the project— Board members and staff in agreement. Jonas asked to clarify the bed capacity for the facility Page 2 � 7 City of Bangor Planning Division Planning Board Meeting Minutes —Tuesday,August 5, 2025 —Johnston responded and clarified. Jonas also asked whether there are any exterior doors proposed in the additions —Johnston responded and clarified. Jonas asked whether these doors will need to be lit— Development Director Krieg and Johnston responded and clarified. Jonas asked about the demolition of the pavilion, and whether another pavilion is proposed in a different location —Johnston responded that there is no other pavilion proposed. Jonas asked staff whether requirements for outdoor space are still met, given this— Development Director Krieg responded that they are. Chair Perkins opened the public comments. Kris Bragdon, Penobscot Community Health Center, presented to the podium to provide additional information in response to Board member's questions. Chair Perkins closed the public comments. Member Brush moved that the Board find that, based on Exhibits 2 and 9 the applicant satisfied Land Development Code §165-33's requirements regarding filling, grading and earthmoving activities and §165-33.1's requirements regarding Erosion and Sediment Control best practices. Seconded by Member Bazinet. Roll call vote conducted — all in favor, none opposed. Motion passed. Member Bazinet moved that the Board find that, based on Sheet C101 of Exhibit 2 the applicant satisfied Land Development Code §165-65's requirements regarding yard space for group buildings. Seconded by Member Jonas. Roll call vote conducted —all in favor, none opposed. Motion passed. Member Jonas moved that the Board find that, based on Sheet C101 of Exhibit 2, the applicant satisfied Land Development Code §165-67's requirements regarding outdoor display and storage buffer yard. Seconded by Alternate Member Cartier. Roll call vote conducted — all in favor, none opposed. Motion passed. Member Huhn moved that the Board find that, based on Sheet C101 of Exhibit 2 the applicant satisfied Land Development Code §165-68's requirements regarding having a minimum street frontage no less than 50 feet. Seconded by Member Brush. Roll call vote conducted — all in favor, none opposed. Motion passed. Alternate Member Cartier moved that the Board find that, based on Exhibit 15 and Sheet C101 in Exhibit 2, the applicant satisfied the requirements in Land Development Code §165-72 through 74 for required number of off-street parking spaces for retail and warehousing, parking setbacks and screening, and for parking design, construction and maintenance. Seconded by Member Brush. Roll call vote conducted — all in favor, none opposed. Motion passed. Member Brush moved that the Board find that, based on Sheet C101 in Exhibit 2, the applicant satisfied the requirements in Land Development Code §165-76 through 78 requirements for loading spaces. Seconded by Member Bazinet. Roll call vote conducted — all in favor, none opposed. Motion passed. Page 3� 7 City of Bangor Planning Division Planning Board Meeting Minutes —Tuesday,August 5, 2025 Member Jonas moved that the Board find that, based on Sheet C101 and C502 in Exhibit 2, Exhibit 13, and Exhibit 17, the applicant satisfied Land Development Code §165-79 & 80, requiring connection to necessary utilities, including public water and sewer when possible, with the condition that a water fixture count form be provided to Bangor Water District prior to issuance of a building permit. Seconded by Alternate Member Cartier. Roll call vote conducted — all in favor, none opposed. Motion passed. Member Hayes moved that the Board find that, based on Exhibits 2 and 11, the applicant satisfied the Land Development Code §165-81 requiring appropriate lighting, in accordance with regulations on intensity, direction, and height. Seconded by Member Jonas. Roll call vote conducted—all in favor, none opposed. Motion passed. Member Brush moved that the Board find that, based on Exhibits 2 and 17, the applicant satisfied the Land Development Code §165-82 requiring adequate fire protection. Seconded by Member Bazinet. Roll call vote conducted —all in favor, none opposed. Motion passed. Member Huhn moved that the Board find that, based on Exhibit 2, the applicant satisfied the Land Development Code §165-83 requiring adequate electrical services. Seconded by Member Hayes. Roll call vote conducted —all in favor, none opposed. Motion passed. Member Jonas moved that the Board find that, based on Exhibits 2, 4, 9, and 16, the applicant satisfied the Land Development Code § 165-84 requiring adequate surface water and storm drainage, and separation of stormwater and sanitary flows. Seconded by Member Hayes. Roll call vote conducted —all in favor, none opposed. Motion passed. Alternate Member Cartier moved that the Board find that, based Exhibits 4 and 13 the applicant satisfied the Land Development Code § 165-85 and §165-86 requiring compliance with submitting information of anticipated sanitary flows and compliance with sewer regulation. Seconded by Member Bazinet. Roll call vote conducted —all in favor, none opposed. Motion passed. Member Bazinet moved that the Board find that, based on Exhibits 2 and 4, the applicant satisfied § 165- 135 of the Land Development Code regarding height limits, floor area ratio, impervious surface ratio, and buffer yards. Seconded by Member Brush. Roll call vote conducted —all in favor, none opposed. Motion passed. Member Brush moved that the Board find that, based on the findings made in Parts 1 and 2 of the Findings & Decision document, as well as the findings outlined in this Part 3, the Project meets the requirements of §165-97.D(5) for uses within the G&ISD. Seconded by Member Jonas. Roll call vote conducted — all in favor, none opposed. Motion passed. Member Jonas moved that the Board find that, subject to findings that the standards in Part 5 have been met, the Applicant has met the standards for a Conditional Use. The Board also finds, based on review of Exhibits 2 and 4, and based on the findings made in Part 2, that the project meets the requirements Page 4� 7 City of Bangor Planning Division Planning Board Meeting Minutes —Tuesday,August 5, 2025 for G&ISD. Seconded by Member Hayes. Roll call vote conducted — all in favor, none opposed. Motion passed. Member Brush moved that the Board find that, based on Exhibits 2 and 18, the applicant satisfied Land Development Code §165-114.B & C's requirement that the proposed parking and loading layout, and proposed access drives from the site to any public right-of-way, are arranged in a reasonable and safe configuration. Seconded by Alternate Member Cartier. Roll call vote conducted — all in favor, none opposed. Motion passed. Member Hayes moved that the Board find that, based on Exhibits 2, 4, 9, and 16, the applicant satisfied Land Development Code §165-114.D's requirement that stormwater runoff from the proposed development will not have an unreasonable adverse effect on abutting or downstream properties or protected resources, and that all downstream channels or municipal stormwater collection systems have adequate capacity to carry the flow without significant negative effects. Seconded by Member Brush. Roll call vote conducted —all in favor, none opposed. Motion passed. Member Huhn moved that the Board find that, based on Exhibits 2 and 11, the applicant satisfied Land Development Code§165-114.E's requirement that all display and outdoor storage areas are situated and properly screened and all outdoor lighting shall be designed, installed, and maintained to avoid unreasonable adverse effects from light pollution. Seconded by Member Bazinet. Roll call vote conducted —all in favor, none opposed. Motion passed. Member Bazinet moved that the Board find that, based on Sheet C101 of Exhibit 2, the applicant satisfied Land Development Code §165-114.F's requirements regarding landscaping of the site. Seconded by Member Jonas. Roll call vote conducted —all in favor, none opposed. Motion passed. Member Jonas moved that the Board find that, based on Sheet C101 of Exhibit 2, the applicant satisfied Land Development Code §165-114.G's requirement that the location of the building meets all required setbacks and is situated to avoid unreasonable adverse effects on adjacent properties or public rights- of-way. Seconded by Alternate Member Cartier. Roll call vote conducted — all in favor, none opposed. Motion passed. Member Brush moved that the Board find that, based on Exhibits 2, 4, 7, 16, 18, and 25, the applicant satisfied Land Development Code §165-114.J's requirement that the Project meet the standards of 38 M.R.S.A. § 484 and the requirements of the Department of Environmental Protection regulations, Chapters 371-373, 375-377, and 500. Seconded by Member Hayes. Roll call vote conducted — all in favor, none opposed. Motion passed. Alternate Member Cartier moved that the Board find that, based on the findings made in Parts 3 and 4 of Section IV of this document, as well as based on review of Exhibits 2 and 4, the project meets the standards and use conditions of the district in which the property in question is located, the Government & Institutional Services District (G&ISD), and that there are not any variance requirements or other Page 5 � 7 City of Bangor Planning Division Planning Board Meeting Minutes —Tuesday,August 5, 2025 standards that would impede the granting of the permit. Seconded by Member Huhn. Roll call vote conducted —all in favor, none opposed. Motion passed. Member Hayes moved that the Board find that, based on Exhibits 4 and 18, that the project will not create unreasonable traffic congestion or hazardous conditions on contiguous or adjacent streets. Seconded by Member Brush. Roll call vote conducted — all in favor, none opposed. Motion passed. Member Huhn moved that the Board find that, based on Exhibits 2, 13, and 15-18, that the proper operation of the conditional use will be ensured by providing and maintaining adequate and appropriate utilities, fire protection, drainage, parking and loading and other necessary site improvements. Seconded by Member Brush. Roll call vote conducted — all in favor, none opposed. Motion passed. Member Brush moved that the Board find that the project meets the requirements for a Land Development Permit for a Major Site Development, Site Location of Development modification, and Conditional Use, and therefore grants the Land Development Permit for the proposed Project. Seconded by Member Bazinet. Roll call vote conducted —all in favor, none opposed. Motion passed. OTHER BUSINESS 4. Land Development Code Proposed Change to Allowed Uses in the Rural Residence & Agriculture District Chair Perkins introduced the agenda item. Development Director Anne Krieg provided an overview of the proposed change, and noted that several City Councilors recommended this being made a conditional use. Member Brush asked whether this use is allowed in any other zoning districts— Development Director Krieg confirmed that it is not. Chair Perkins and Alternate Member Cartier expressed support for this being made a conditional use. Member Brush asked about the reasons for restricting this use to major arterials — Development Director Krieg responded and clarified. Member Jonas expressed gratitude for staff's work on this proposed change. 5. Follow-Up Thoughts on Land Use Plan Chair Perkins reminded Board members of the upcoming workshop with City Council. Discussed getting access to the consultant's report for Alternate Member Cartier. Development Director Anne Krieg confirmed that the next meeting will be held at City Hall at 73 Harlow Street. Page 6 � � City of Bangor Planning Division Planning Board Meeting Minutes —Tuesday,August 5, 2025 Meeting adjourned at 8:06 pm. Respectfully submitted, Sarah Maquillan, Development Assistant Planning Division Page 7� 7