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HomeMy WebLinkAbout2025-11-18 Planning Board Minutes PLANNING BOARD TUESDAY, NOVEMBER 18, 2025, 7:00 P.M. ST COUNCIL CHAMBERS, 1 FLOOR OF CITY HALL 73 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 (via Zoom) City Staff Present: Matt Altiero, Planning Analyst Anja Collette, Planning Officer Jefferson Davis, City Engineer Grace Innis, Assistant Solicitor Chair Perkins called the meeting to order at 7:00 P.M. OLD BUSINESS 1. Meeting Minutes Member Bazinet moved to approve the minutes of October 21, 2025, seconded by Member Huhn. All voting members in favor, none opposed. Motion passed. Member Brush moved to approve the minutes of November 5, 2025, seconded by Member Huhn. All voting members in favor, none opposed. Motion passed. 2. Adoption of Notice of YMCA. Seconded by Member Brush. Roll call vote c Motion passed. NEW BUSINESS PUBLIC HEARING - LAND DEVELOPMENT CODE AMENDMENTS 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 Î Tuesday, November 18, 2025 1. To amend the Land Development Code by allowing City Departments to review projects requiring Stormwater Law Permits. Î Request to postpone Member Brush moved to postpone the agenda item until December 2, 2025, seconded by Member Huhn. ment, Planned Group Development, and Minor Land Development Permit Application opment, and Minor Subdivision for construction of a two-story building with four dwelling units located on 15 Hemlock Street, Map Lot 052-176, in the Urban Residence 2 District (URD-2). Applicant/Owner: Freeman Townhouses, LLC. Chair Perkins introduced the agenda item and ask the Board for any potential conflicts of interest. Vice Chair Boucher moved that the Board find that the application was deemed complete on November 18, 2025, the applicant paid all applicable fees, the proposed project is a Site Development, Planned Group Development, and Minor Subdivision, and the City Engineer reviewed the final subdivision plat and provided a written report on November 7, 2025. Seconded by Member Huhn. Roll call vote conducted Applicant agent Jim Kiser presented to the podium and provided an overview of the application. Member Brush moved that the Board find that, based on Exhibits 2 and 14, the applicant satisfied Land Vice Chair Boucher moved that the Board find that, based on Exhibit 3, the applicant satisfied the requirements of Land Development Code § 165-68 regarding lot frontage. Seconded by Member Hayes. Member Hayes moved that the Board find that, based on Exhibit 2, the applicant satisfied the requirements of Land Development Code §165-69 regarding planned group developments. Seconded Page 2 | 8 City of Bangor Planning Division Planning Board Meeting Minutes Î Tuesday, November 18, 2025 Member Huhn moved that the Board find that, based on Exhibit 2 and 5, the applicant satisfied Land Development Code §165-72 requiring adequate parking spaces and §165-73 regarding parking area none opposed. Motion passed. Member Jonas moved that the Board find that, based on Exhibits 2, 5, 14, and 19, the applicant satisfied Land Development Code §165-79 & 80, requiring adequate connection to necessary utilities, including in favor, none opposed. Motion passed. Member Bazinet moved that the Board find that, based on Exhibit 2 and 15, the applicant satisfied the Land Development Code § 165-82 requiring adequate fire protection. Seconded by Member Hayes. Roll Member Brush moved that the Board find that, based on Exhibit 2 and 12, the applicant satisfied the Land Development Code §165-83 requiring adequate electrical services. Seconded by Member Huhn. Member Hayes moved that the Board find that, based on Exhibits 2, 14, and 18, the applicant satisfied the Land Development Code §165-84 requiring provisions for surface water and storm drainage. Vice Chair Boucher moved that the Board find that, based Exhibits 2, 14, and 18, the applicant satisfied the Land Development Code §165-85 and §165-86 requiring submitting information of anticipated sanitary flow and compliance with sewer regulations. Seconded by Member Huhn. Roll call vote Member Jonas 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 Member Hayes moved that the Board find that, based on Exhibit 2, the applicant satisfied § 165-136 of the Land Development Code regarding egress door orientation. Seconded by Member Huhn. Roll call Member Bazinet 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 § 165-89.B for uses within the Urban Residence 2 Motion passed. Member Brush moved that the Board find that based on Exhibits 2, 3, 6, 14, 18, and 19, the Project meets the requirements of Land Development Code §165-126F(1), regarding compliance with State of Maine Page 3 | 8 City of Bangor Planning Division Planning Board Meeting Minutes Î Tuesday, November 18, 2025 guidelines for subdivision approval contained in 30-A M.R.S.A. §4404. Seconded by Member Bazinet. Vice Chair Boucher moved that the Board find that based on Exhibit 3, the Project satisfies the requirements of Land Development Code §165-126F(2-4) regarding conformance to required lot dimensions and area, one side of every lot abutting an existing improved public street, and side lot lines in favor, none opposed. Motion passed. Member Huhn moved that the Board find based on Exhibit 3, the Project meets the requirements of Land Development Code §165-126F(6), regarding the plat containing all information required in 165-126D(1- Member Brush moved that the Board find that based on the findings made in Part 4 of Section IV of this document, as well as Exhibit 3 and 18, the Project satisfies the requirements of Land Development Code none opposed. Motion passed. Member Hayes moved that the Board find that, based on Exhibits 2 and 18, the applicant satisfied Land favor, none opposed. Motion passed. Member Huhn moved that the Board find that, based on Exhibit 2 and 18, the applicant satisfied Land oposed access drives from the site to any public right-of-way are reasonably necessary and safe. Seconded by Member Bazinet. Roll call vote conducted Member Jonas moved that the Board find that, based on Exhibits 2, 14, and 18, the applicant satisfied 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 Member Brush moved that the Board find that, based on Exhibit 2 and 17, the applicant satisfied Land Member Bazinet moved that the Board find that, based on Exhibit 2, the applicant satisfied Land setbacks and is situated to avoid unreasonable adverse effects on adjacent properties or public rights- Page 4 | 8 City of Bangor Planning Division Planning Board Meeting Minutes Î Tuesday, November 18, 2025 passed. Member Huhn moved that the Board find that the project meets the requirements for a Land Development Permit for a Site Development, Planned Group Development, and Minor Subdivision and therefore, the Board grants the Land Development Permit for the proposed Project. Seconded by Member Bazinet. Roll Land Development Permit Applicat and Minor Subdivision for approval of minor adjustments to existing building to create 30 efficiency apartments, as well as addition of 7 parking spaces located on 509 Kenduskeag Avenue, Map Lot R34-031-A, in the High-Density Residential District (HDR). Applicant/Owner: Executive Properties, LLC. Chair Perkins introduced the agenda item and ask the Board for any potential conflicts of interest. staff to address these. Vice Chair Boucher moved that the Board find that the application was deemed complete on November 18, 2025, the applicant paid all applicable fees, the proposed project is a Site Development and Minor Subdivision, and the City Engineer reviewed the final subdivision plat and provided a written report on Motion passed. Applicant agent Randy Bragg presented to the podium and provided an overview of the application. regarding the proposed approval conditions. Chair Perkins asked the Board for any questions or comments. Member Brush asked if an affordable housing agreem agent Bragg responded that it has not yet. Applicant agent Bragg responded that it has. Chair Perkins opened the public comments and introduced written comment received by staff earlier in the day. Page 5 | 8 City of Bangor Planning Division Planning Board Meeting Minutes Î Tuesday, November 18, 2025 Member of the public Louie Morrison presented to the podium and expressed support for the project. Chair Perkins closed the public comments. Member Bazinet moved that the Board find that, based on Exhibit 2, the applicant satisfied Land Member Brush moved that the Board find that, based on Exhibit 2 and 15, the applicant satisfied Land Development Code §165-72 requiring adequate parking spaces and §165-73 regarding parking area favor, none opposed. Motion passed. Member Huhn moved that the Board find that, based on Exhibits 2, 17, and 21, the applicant satisfied Land Development Code §165-79 & 80, requiring adequate connection to necessary utilities, including favor, none opposed. Motion passed. Member Jonas moved that the Board find that, based on Exhibit 16, the applicant satisfied the Land Development Code §165-82 requiring adequate fire protection. Seconded by Member Bazinet. Roll call Member Brush 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 Vice Chair Boucher moved that the Board find that, based Exhibits 2, 17, and 21, the applicant satisfied the Land Development Code §165-85 and §165-86 requiring submitting information of anticipated sanitary flow and compliance with sewer regulations. Seconded by Member Hayes. Roll call vote Member Hayes moved that the Board find that, based on Exhibit 2, the applicant satisfied § 165-135 of the Land Development Code regarding impervious surface ratio and buffer yards. Seconded by Member 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 § 165-100.B for uses within the High-Density Motion passed. Member Brush moved that the Board find that based on Exhibits 2, 5, 7, 9, 14, 17, and 21, the Project meets the requirements of Land Development Code §165-126F(1), regarding compliance with State of Maine guidelines for subdivision approval contained in 30-A M.R.S.A. §4404. Seconded by Member Page 6 | 8 City of Bangor Planning Division Planning Board Meeting Minutes Î Tuesday, November 18, 2025 Member Jonas moved that the Board find that based on Exhibit 2, the Project meets the requirements of Land Development Code §165-126F(6), regarding the plat containing all information required in 165- Motion passed. Vice Chair Boucher moved that the Board find that, based on the findings made in Part 4 of Section IV of this document, the applicant satisfied the requirements of Land Development Code §165-114.A, regarding compliance with 30-A M.R.S.A. § 4404. Seconded by Member Brush. Roll call vote conducted Member Jonas moved that the Board find that, based on Exhibits 2, 17, and 21, the applicant satisfied arranged in a reasonable and safe configuration. Seconded by Member Bazinet. Roll call vote conducted Member Hayes moved that the Board find that, based on Exhibit 2 and 15, the applicant satisfied Land scaping. Seconded by Member Brush. Roll call Vice Chair Boucher moved that the Board find that the project meets the requirements for a Land Development Permit for a Site Development and Minor Subdivision and therefore, the Board grants the Land Development Permit for the proposed Project, with the condition that an affordable housing agreement be executed with the City according to the requirements of Article XXI of the Land Development Code, that the agreement is recorded at the Registry of Deeds prior to issuance of a Certificate of Occupancy, and that the requests of the Bangor Water District are met prior to the issuance opposed. Motion passed. OTHER BUSINESS 4. Workshop on Short-Term Rentals in Tiny Home Parks Planning Officer Anja Collette introduced the topic and provided background. Members of the public Louie Morrison and Luke McCannell presented to the podium and commented on their request to have short-term rentals allowed in their tiny home park. Vice Chair Boucher asked about having a movable short-term rental license for tiny home parks that can be Officer Collette responded and clarified. Vice Chair Boucher asked about the short-term rental registration and monitoring process, and whether City- Page 7 | 8 City of Bangor Planning Division Planning Board Meeting Minutes Î Tuesday, November 18, 2025 been met. Board members expressed support for allowing short-term rentals in tiny home parks. responded and discussed. clarified. Board members and Collette discussed at length. 5. Workshop on Changes to Definition of Major and Minor Arterials Planning Officer Anja Collette introduced the topic and provided background. Chair Perkins expressed mixed feelings on designating Ohio Street as a major arterial. formally proposed, this change would go through the standard Code amendment process, including a public hearing. Board members expressed support for the proposed changes. Meeting adjourned at 8:32 pm. Respectfully submitted, Sarah Maquillan, Development Assistant Planning Division Page 8 | 8