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HomeMy WebLinkAbout2025-09-16 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, SEPTEMBER 16, 2025, 7:00 P.M. COUNCIL CHAMBERS, CITY HALL 73 HARLOW STREET MEETING MINUTES Board Members Present: Chair Reese Perkins Vice Chair Jonathan Boucher Michael Bazinet Ted Brush Justin Cartier Trish Hayes Ken Huhn Janet Sanborn Jonas (via Zoom) Citv Staff Present: Matt Altiero, Planning Analyst Jefferson Davis, City Engineer 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 — September 2, 2025 Chair Perkins noted that the location on the meeting minutes needs to be corrected, and staff has already been made aware of this. Member Huhn moved to approve the minutes of September 2, 2025, seconded by Vice Chair Boucher. Roll call vote conducted —all in favor, none opposed. Motion passed. NEW BUSINESS PUBLIC HEARING — LAND DEVELOPMENT PERMITS 2. Land Development Permit — Site Development and Conditional Use — 666 Finson Road — Map-Lot R21-011 - Land Development Permit Application — Site Development Permit and Conditional Use for approval of the existing mobile home park at property located at 666 Finson Road, Map-Lot R21-011, in the High-Density Residential/Resource Protection/Rural Residence 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, September i6, 2025 & Agricultural Districts (HDR/RP/RR&A). Applicant/Owner: Cedar Falls Residents' Cooperative. Chair Perkins introduced the agenda item and asked the Board for any questions or potential conflicts of interest. Member Brush asked for clarification from staff on how approval of the existing mobile home park will impact potential future development— Development Director Anne Krieg responded and clarified. Chair Perkins asked about interpretation of the review standards in regards to this application — Development Director Krieg responded and clarified. Member Huhn moved that the Board find that the application was deemed complete on September 16, 2025, the applicant paid all applicable fees, and the proposed project is a Site Development and Conditional Use. Seconded by Member Brush. Roll call vote conducted — all in favor, none opposed. Motion passed. Applicant Representative Ronnie Pinkham 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 — there were none from other Board members. Chair Perkins asked staff for additional clarification regarding the review standards, and how they apply to this particular application — Development Director Krieg responded and clarified that the Board can find that certain standards are not applicable. Perkins expressed concern regarding the Board's ability to determine whether certain standards are met given that this is an existing mobile home park. Member Huhn noted that staff has already confirmed that the park meets current standards and regulations — Perkins responded and expressed additional hesitation on this point. Member Bazinet expressed agreementwith Perkins' concerns. Perkins requested additional clarification from staff— Krieg responded and clarified what the Board is being asked to approve/confirm in their review of this application. Perkins asked City Engineer Jefferson Davis for confirmation and clarification regarding what was reviewed in the Engineering Department's sign-off on this application — Davis and Krieg responded and clarified. Perkins also asked for clarification regarding what changes the park would be allowed to make following approval of this existing site plan — Davis and Krieg responded and clarified the process for proposing modifications. Alternate Member Cartier expressed support for approving this application, and discussed his concerns regarding the potential negative impacts on park residents if their existing site plan is not approved. Member Huhn again noted his understanding that the existing park is in compliance with current standards — discussed with Board members. Chair Perkins asked staff for additional clarification on this Page 2 � 8 City of Bangor Planning Division Planning Board Meeting Minutes —Tuesday, September i6, 2025 point — Development Director Krieg responded and clarified. Perkins asked for additional clarification regarding how staff has confirmed compliance — Krieg responded and clarified. Vice Chair Boucher asked for guidance from Assistant Solicitor Grace Innis regarding the wording of motions on the standards, and whether the Board should vote only on the decision rather than the individual review standards — Innis responded and clarified. Chair Perkins expressed support for voting only on the decision rather than the individual review standards — asked Development Director Krieg for guidance on whether this would be allowable. Krieg responded that this would be allowable. Member Huhn expressed concern about this. Member Jonas asked for clarification regarding whether further changes to the park would need to be brought to the Board for review — Development Director Krieg responded that they would. Jonas also expressed concern regarding voting only on the decision, and mentioned several review standards that she felt should be individually voted on. Chair Perkins expressed some agreement with this, and noted his concerns regarding the standards in question. Expressed support for voting only on the decision. Chair Perkins opened the public comments. Applicant Representative Pinkham presented to the podium again and provided additional clarification about improvements to and maintenance of the existing park. Cedar Falls Mobile Home Park resident Alvin MacNevin presented to the podium and provided further details about the current status of the park and its infrastructure. MacNevin also noted the positive impacts to the park and its residents from having the existing site plan approved and allowing for additional homes to be added to the existing vacant lots. Cedar Falls Mobile Home Park resident Rebecca Bragdon presented to the podium and expressed support for approval of this application. Cedar Falls Mobile Home Park resident Bea Smith presented to the podium and expressed support for approval of this application. Cedar Falls Mobile Home Park resident Jason Smith presented to the podium and expressed support for approval of this application, and noted improvements that have been made since the residents purchased the park. Chair Perkins closed the public comments. Vice Chair Boucher moved that the Board vote only on the decision, rather than on the individual review standards. Seconded by Member Bazinet. Member Huhn expressed additional concern regarding this process.Alternate Member Cartier expressed support for moving forward with voting only on the decision. Boucher requested that an alternative solution be found for these types of applications in the future. Roll call vote conducted —all in favor, none opposed. Motion passed. Page 3� 8 City of Bangor Planning Division Planning Board Meeting Minutes —Tuesday, September i6, 2025 Member Huhn moved that the Board finds that the project meets the requirements for a Land Development Permit for a Site Development and Conditional Use, and therefore grants the Land Development Permit for the proposed Project. Seconded by Member Brush. Roll call vote conducted — all in favor, none opposed. Motion passed. 3. Land Development Permit — Site Development and Conditional Use — 438 Finson Road — Map-Lot R21-005 - Land Development Permit Application — Site Development Permit and Conditional Use for approval of the existing mobile home park licensed for 73 homes at property located at 438 Finson Road, Map-Lot R21-005, in the Low-Density Residential/Resource Protection/Rural Residence & Agricultural Districts (LDR/RP/RR&A). Applicant/Owner: Streamside Pines, LLC. Chair Perkins introduced the agenda item and asked the Board for any questions or potential conflicts of interest—there were none. Vice Chair Boucher moved that the Board find that the application was deemed complete on September 16, 2025, the applicant paid all applicable fees, and the proposed project is a Site Development and Conditional Use. Seconded by Member Brush. Roll call vote conducted — all in favor, none opposed. Motion passed. Applicant Representative Tristan Thomas presented to the podium and provided an overview of the application. Chair Perkins asked staff for any comments—Development Director Krieg confirmed that this is the same situation as the previous application. Chair Perkins asked the Board for any questions or comments —there were none. Chair Perkins opened the public comments —there were none. Public comments closed. Applicant Representative Thomas presented to the podium again and provided additional details and clarification regarding the park's utility connections and future plans regarding this. Chair Perkins confirmed with staff that the proposed approval condition is not necessary based on this information. Member Brush moved that the Board vote only on the decision, rather than on the individual review standards. Seconded by Member Bazinet. Roll call vote conducted — all in favor, none opposed. Motion passed. Chair Perkins asked the Board for any additional questions or comments —there were none. Member Huhn moved that the Board finds that the project meets the requirements for a Land Development Permit for a Site Development and Conditional Use, and therefore grants the Land Page 4� 8 City of Bangor Planning Division Planning Board Meeting Minutes —Tuesday, September i6, 2025 Development Permit for the proposed Project. Seconded by Member Brush. Roll call vote conducted — all in favor, none opposed. Motion passed. 4. Land Development Permit — Site Development — 315 Main Street — Map-Lot 035-174 - Site Development Permit for approval of construction of a three-story building with an associated parking lot and outdoor play areas at property located at 315 Main Street, Map Lot 035-174, in the Urban Service District (USD). Applicant/Owner: Bangor Region YMCA. Chair Perkins introduced the agenda item and asked the Board for any questions or potential conflicts of interest—Member Brush noted that he is an active member of the YMCA, but did not feel that this would impact his vote. Assistant Solicitor Grace Innis expressed that this does not appear to be an interest any different than that of the general public. Member Bazinet expressed feeling that this would not constitute a conflict of interest. Perkins suggested voting on this. Vice Chair Boucher moved that Member Brush has a conflict of interests for this project. Seconded by Member Bazinet. Roll call vote conducted — none in favor, all opposed. Motion failed. Member Brush found not to have a conflict of interests. Member Brush moved that the Board find that the application was deemed complete on September 16, 2025, the applicant paid all applicable fees, and the proposed project is a Major Site Development. Seconded by Member Huhn. Roll call vote conducted — all in favor, none opposed. Motion passed. Applicant Agent Paul Monyok, Haley Ward, presented to the podium and provided an overview of the application. Chair Perkins asked staff for any comments — Development Director Anne Krieg and City Engineer Jefferson Davis confirmed that a draft of the traffic movement permit has been received. Chair Perkins asked the Board for any questions or comments — there were none from other Board members. Chair Perkins asked about the closing of sidewalks during construction, and expressed some concern about this. Applicant Agent Monyok responded and clarified plans and safety measures for this. Development Director Anne Krieg clarified that the Board can place approval conditions regarding this, if desired. Discussed with Board members. Vice Chair Boucher asked for clarification regarding the traffic pattern on Main Street—Applicant Agent Monyok responded and clarified. Discussed with Boucher. Boucher also asked about the combining of several parcels and easements for the City — Monyok responded and clarified. Discussed with Board members. Chair Perkins opened the public comments —there were none. Public comments closed. Page 5 � 8 City of Bangor Planning Division Planning Board Meeting Minutes —Tuesday, September i6, 2025 Vice Chair Boucher moved that the Board find that, based on Exhibits 2, 5, 8, 11, 21, and 26,the applicant satisfied Land Development Code §165-33.1's requirements surrounding Erosion and Sediment Control. Seconded by Member Brush. Roll call vote conducted — all in favor, none opposed. Motion passed. Member Jonas moved that the Board find that, based on Exhibits 2 and 5, the applicant satisfied Land Development Code §165-66 by providing a transitional yard for buildings abutting a residential district. 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 Exhibits 2 and 5, the applicant satisfied Land Development Code §165-67 by providing adequate setbacks and screening for outdoor display and storage areas. 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 9, the applicant satisfied the Land Development Code § 165-81 requiring appropriate lighting, in accordance with regulations on intensity, direction, and height. Seconded by Vice Chair Boucher. Roll call vote conducted — all in favor, none opposed. Motion passed. Member Hayes moved that the Board find that, based on Exhibits 2 and 30, the applicant satisfied the Land Development Code § 165-82 requiring adequate fire protection. 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 Exhibit 2, 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 Bazinet. Roll call vote conducted — all in favor, none opposed. Motion passed. Member Huhn moved that the Board find that, based on the findings made in Parts 1 and 2 of this document, the Project meets the requirements of§ 165-92.B for uses within the Urban Services District (UID). Seconded by Member Jonas. Roll call vote conducted—all in favor, none opposed. Motion passed. Member Bazinet moved that the Board find that, based on Exhibits 2 and 5, the applicant satisfied Land Development Code§165-114.B's requirement that the proposed parking and loading layout are arranged in a reasonable and safe configuration. 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 5, the applicant satisfied Land Development Code §165-114.C's requirement that all proposed access drives from the site to any public right-of-way are reasonably necessary and safe. 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, 7, 21, and 26, the applicant satisfied Land Development Code §165-114.D's requirement that stormwater runoff from the proposed Page 6 � 8 City of Bangor Planning Division Planning Board Meeting Minutes —Tuesday, September i6, 2025 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 Vice Chair Boucher. Roll call vote conducted —all in favor, none opposed. Motion passed. Vice Chair Boucher moved that the Board find that, based on Exhibits 2, 5, and 9, the applicant satisfied Land Development Code §165-114.E's requirement that all outdoor storage areas are situated and properly screened to avoid adverse effects on adjacent properties and that the proposed outdoor lighting is designed to avoid unreasonable light pollution. Seconded by Member Hayes. Roll call vote conducted —all in favor, none opposed. Motion passed. Member Bazinet moved that the Board find that, based on Exhibits 2, 5, 8, 21, and 26, the applicant satisfied Land Development Code §165-114.F's requirements for landscaping. 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 Exhibits 2 and 5, 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 Member Huhn. Roll call vote conducted — all in favor, none opposed. Motion passed. Vice Chair Boucher asked if any additional approval conditions should be placed on this application — Chair Perkins expressed satisfaction with the applicant's response regarding working with the Parks & Recreation Department and other City staff when it comes to sidewalk closings, etc. Member Jonas asked for clarification regarding the draft of the traffic movement — City Engineer Davis responded and clarified. Member Huhn moved that the Board find that the project meets the requirements for a Land Development Permit for a Major Site Development and therefore, the Board grants the Land Development Permit for the proposed Project, with the conditions listed below: 1. The applicant is in receipt of the DEP stormwater permit and any other permit from DEP as may be required prior to the issuance of a building permit. Seconded by Member Brush. Roll call vote conducted — all in favor, none opposed. Motion passed. OTHER BUSINESS 5. Follow-Up/Thoughts on Land Use Plan Implementation Chair Perkins asked Development Director Anne Krieg for any comments —there were none. Page �� 8 City of Bangor Planning Division Planning Board Meeting Minutes —Tuesday, September i6, 2025 Meeting adjourned at 8:32 pm. Respectfully submitted, Sarah Maquillan, Development Assistant Planning Division Page 8 � 8