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Home My WebLink About2025-12-16 Planning Board Minutes PLANNING BOARD TUESDAY, DECEMBER 16, 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 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 Huhn moved to approve the minutes of December 9, 2025, seconded by Member Brush. All voting members in favor, none opposed. Motion passed. NEW BUSINESS Development and Preliminary Subdivision for development of a Tiny Home Park with 30 new homes including new drive, parking and all associated utilities located on Pushaw Road, Map- Lot R21-009, in the Low Density Residential (LDR) and Resource Protection (RP) Districts. Applicant/Owner: John Karnes. 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, December 16, 2025 Chair Perkins introduced the agenda item and asked Board members for any potential conflicts of interest Vice Chair Boucher moved that the Board find that the application was deemed complete on December 16, 2025, the applicant paid all applicable fees, and the proposed project is a Major Site Development opposed. Motion passed. Applicant Representative Shelly Lizotte, Artfiex, presented to the podium and provided an overview of the application. Chair Perkins asked the Board for any questions or comments. Member Huhn commented on the possibility of offeri Lizotte responded and discussed with Huhn. clarified that one was not required by the Fire Prevention Bureau. Applicant Representative Lizotte added clarification regarding the location of the closest fire hydrant, and also clarified that the development will not be connected to public water. Chair Perkins asked about whether the site plans currently being reviewed are considered preliminary or ive Lizotte responded and clarified that each will be a minimum of 1,000sqft. Vice Chair Boucher asked for additional clarificati Collette responded and clarified. Member Huhn moved that the Board find that, based on Exhibits 2 and 20, the applicant satisfied Land Member Bazinet moved that the Board find that, based on Exhibit 2, the applicant satisfied Land favor, none opposed. Motion passed. Member Hayes moved that the Board find that, based on Exhibit 2, the applicant satisfied Land Page 2 | 6 City of Bangor Planning Division Planning Board Meeting Minutes Î Tuesday, December 16, 2025 and area of primary and accessory structures in shoreland areas. Seconded by Member Bazinet. Roll Member Jonas moved that the Board find that, based on Exhibit 2, the applicant satisfied Land Member Huhn moved that the Board find that, based on Exhibit 2, 14, 20, and 22, the applicant satisfied erosion and sedimentation control in shoreland areas. Seconded by Member Brush. Roll call vote Member Brush moved that the Board find that, based on Exhibit 2, the applicant satisfied Land ng clearing of vegetation for development in Motion passed. Vice Chair Boucher moved that the Board find that, based on Exhibit 2 and 4, the applicant satisfied Land requirements regarding parking space location and screening. Seconded by Member Jonas. Roll call Member Jonas moved that the Board find that, based on Exhibits 2, 4, 14, 16, and 20, the applicant satisfied Land Development Code §165-79 & 80, requiring adequate utility service, including public sewer, electricity, fire protection, provision for stormwater runoff, and lighting. Seconded by Member Member Brush moved that the Board find that, based on Exhibit 2 and 14, the applicant satisfied the Land Development Code § 165-81 requiring appropriate lighting, in accordance with regulations on opposed. Motion passed. Member Huhn moved that the Board find that, based on Exhibit 2, 14, and 16, the applicant satisfied the Land Development Code § 165-82 requiring adequate fire protection. Seconded by Member Bazinet. Roll Member Bazinet 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 Vice Chair Boucher. Vice Chair Boucher moved that the Board find that, based on Exhibits 2, 14, and 20, the applicant satisfied the Land Development Code §165-84 requiring provisions for surface water and storm drainage. Page 3 | 6 City of Bangor Planning Division Planning Board Meeting Minutes Î Tuesday, December 16, 2025 Member Jonas moved that the Board find that, based Exhibits 2, 14, and 20, the applicant satisfied the Land Development Code §165-85 and §165-86 requiring submitting information of anticipated sanitary 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 passed. Member Hayes moved that the Board find that, based on the findings made in Parts 1 and 2 of Section IV of this document, the Project meets the requirements of § 165-99B for uses within the Low-Density opposed. Motion passed. Member Bazinet moved that the Board find that, based on Exhibits 2, 4-6, 14, 23-24, and 26-27 the requirement that the subdivision shall meet the State of Maine guidelines for subdivision approval contained in 30-A M.R.S.A. § 4404. Seconded by Member Brush moved that the Board find that, based on Exhibit 2, the applicant satisfied Land favor, none opposed. Motion passed. Member Huhn moved that the Board find that, based on Exhibit 2, the applicant satisfied Land least one side of every lot shall abut an improved requirements on the angle of side lot lines to street lines. Seconded by Member Jonas. Roll call vote Member Jonas moved that the Board find that, based on Exhibit 2, the applicant satisfied Land l proposed streets shall provide connection with Member Hayes moved that the Board find that, based on Exhibit 2, the applicant satisfied Land ng the number and spacing of access drives. Page 4 | 6 City of Bangor Planning Division Planning Board Meeting Minutes Î Tuesday, December 16, 2025 Member Brush moved that the Board find that, based on the findings made in Subsection 1 through 6 above, the preliminary plat contains all required information in §165-128C. Seconded by Member Bazinet. Vice Chair Boucher moved that the Board find that, based on the findings made in Part 4 of Section IV of meets the subdivision criteria established under 30-A M.R.S.A. §4404, as it shall be amended, and the requirements of Article XVIII of the Land Development Code. Seconded by Member Jonas. Roll call vote Member Bazinet moved that the Board find that, based on Exhibits 2, 4, 14, 16, and 20, the applicant access drives from the site to any public right-of-way are reasonably necessary and safe. Seconded by Member Huhn moved that the Board find that, based on Exhibits 2, 14, and 20, the applicant satisfied stormwater runoff and ensuring adequate stormwater collection capacity. Seconded by Member Jonas. Member Jonas moved that the Board find that, based on Exhibits 2 and 14, the applicant satisfied Land opposed. Motion passed. Member Brush moved that the Board find that, based on Exhibit 2, the applicant satisfied Land Vice Chair Boucher moved that the Board find that, based on Exhibit 2, the applicant satisfied Land and are situated to avoid unreasonable adverse effects on adjacent properties or public rights-of-way. Member Hayes moved that the Board find that, based on Exhibit 2 and 14, the applicant satisfied Land adverse effect on significant wildlife habitat, and §165- have an unreasonable adverse effect on nearby water resources or the shoreline of such resources. Page 5 | 6 City of Bangor Planning Division Planning Board Meeting Minutes Î Tuesday, December 16, 2025 Member Bazinet moved that the Board find that, based Exhibits 2 and 4, the applicant satisfied §165-139 of the Land Development Code regarding development requirements for tiny home parks. Seconded by Member Jonas moved that the Board find that, based Exhibits 2, 4, 14, 20, and 23-25, the applicant satisfied §165-140 of the Land Development Code regarding utilities and accessory structures in tiny passed. Member Huhn moved that the Board find that the project meets the requirements for a Land Development Permit for a Major Site Development and Preliminary Subdivision and therefore, the Board grants the Land Development Permit for the proposed Project, contingent on the Project receiving final subdivision passed. OTHER BUSINESS 3. Follow-Up/Thoughts on Land Use Plan Updates No discussion. Member Huhn mentioned that Chair Perkins and Member Bazinet will be ending their terms with the Board at leadership. Board members discussed the audio for the meetings and possible issues with this. documents at the next meeting since two existing Boar Anja Collette confirmed that all decisions and signatures will be valid with the five remaining Board members. Meeting adjourned at 7:50 pm. Respectfully submitted, Sarah Maquillan, Development Assistant Planning Division Page 6 | 6