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Home My WebLink About2026-01-20 Planning Board Minutes PLANNING BOARD TUESDAY, JANUARY 20, 2026, 7:00 P.M. ST COUNCIL CHAMBERS, 1 FLOOR OF CITY HALL 73 HARLOW STREET MEETING MINUTES Board Members Present: Chair Jonathan Boucher Vice Chair Janet Jonas Ted Brush Greg Hobson Ken Huhn Ross Whitford City Staff Present: Matt Altiero, Planning Analyst Jefferson Davis, City Engineer Grace Innis, Assistant Solicitor Chair Boucher called the meeting to order at 7:00 P.M. OLD BUSINESS 1. Meeting Minutes Member Huhn moved to approve the minutes of January 6, 2026, seconded by Vice Chair Jonas. Roll call vote NEW BUSINESS te Development Plan for development of a new office building with a total floor area of 8,900sqft, additional parking, and the removal of a one-way exit onto Broadway, at property located on 861 Broadway, at Map-Lot R41-005, in the Shopping and Personal Service District (S&PS). Applicant/Owner: 861 Broadway, LLC. Chair Boucher introduced the agenda item and offered to the applicant to postpone this agenda item due to there only being six Board members in attendance. Applicant Agent Andy Johnston presented to the podium and confirmed they will proceed with application review at this meeting. 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, January 20, 2026 Vice Chair Jonas moved that the Board find that the application was deemed complete on January 20, 2026, the applicant paid all applicable fees, and the proposed project is a Major Site Development. Applicant Agent Johnston returned to the podium and provided an overview of the application. Chair Boucher asked the Board for any questions or comments. confirmed that the tower has been removed. it will be a wealth management company. Member Huhn moved that the Board find that, based on Exhibit 2, the applicant satisfied Land Member Brush moved that the Board find that, based on Exhibits 1, 2, 7, 8, 12, and 13, the applicant favor, none opposed. Motion passed. Vice Chair Jonas moved that the Board find that, based on Exhibits 1, 2, and 16-18, the applicant satisfied Land Development Code §165-79 requiring adequate utility services and §165-80 requiring adequate opposed. Motion passed. Member Huhn moved that the Board find that, based on Exhibits 1 and 2, the applicant satisfied Land Development Code §165-81 requiring appropriate outdoor lighting and preventing light pollution and passed. Member Brush moved that the Board find that, based on Exhibits 2 and 11, the applicant satisfied Land Development Code §165-82 requiring adequate fire protection. Seconded by Member Huhn. Roll call Page 2 | 6 City of Bangor Planning Division Planning Board Meeting Minutes Î Tuesday, January 20, 2026 Vice Chair Jonas moved that the Board find that, based on Exhibits 1 and 2, the applicant satisfied Land Development Code §165-83 requiring adequate electrical services. Seconded by Member Hobson. Roll Member Brush moved that the Board find that, based on Exhibits 1, 2, 4, and 18, the applicant satisfied Land Development Code §165-84 requiring adequate storm drainage and stormwater offset. Seconded Member Hobson moved that the Board find that, based on Exhibits 1 and 18, the applicant satisfied land Development Code §165-85 requiring submitting information of anticipated sanitary and §165-86 requiring compliance with sewer regulations. Seconded all in favor, none opposed. Motion passed. Vice Chair Jonas moved that the Board find that, based on Exhibits 2, 8, and 12, the applicant satisfied § 165-135 of the Land Development Code regarding height limits, floor area ratio, impervious surface Motion passed. Member Brush 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 § 165-101.C(1) for uses within the Shopping and none opposed. Motion passed. Member Huhn moved that the Board find that, based on Exhibits 2, 15, and 18, the applicant satisfied arranged in a reasonable and safe configuration, including the provision for safe pedestrian travel to all passed. Vice Chair Jonas moved that the Board find that, based on Exhibits 2, 9, and 18, the applicant satisfied proposed access drives from the site to any public right-of-way are reasonably necessary and safe. Seconded by Member Huhn. Roll call vote Member Huhn moved that the Board find that, based on Exhibits 1, 2, 4, and 18, the applicant satisfied unreasonable adverse effects on abutting or downstream properties or protected resources such as wetlands, lakes, streams, or brooks 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 moved that the Board find that, based on Exhibits 1 and 2, the applicant satisfied Land Page 3 | 6 City of Bangor Planning Division Planning Board Meeting Minutes Î Tuesday, January 20, 2026 to avoid adverse effects on adjacent properties and that the proposed outdoor lighting is designed to none opposed. Motion passed. Member Hobson moved that the Board find that, based on Exhibits 2, 8, and 12, the applicant satisfied Vice Chair Jonas 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- 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 therefore, the Board grants the Land Development Permit for Motion passed. City Engineer Jefferson Davis clarified the applicant will need to pay the sewer connection fee prior to construction. r Subdivision for development of a tiny home park with 30 units and 2 additional single-family home lots, at property located on Pushaw Road, at Map-Lot R21-009, in the Low-Density Residential District (LDR) and Resource Protection District (RP). Applicant/Owner: John Karnes. Chair Boucher introduced the agenda item and offered to the applicant to postpone this agenda item due to there only being six Board members in attendance. Applicant Agent Rayshelly Lizotte presented to the podium and confirmed they will proceed with application review at this meeting. Vice Chair Jonas moved that the Board find that the application was deemed complete on January 20, 2026, the applicant paid all applicable fees, and the proposed project is a Final Major Subdivision. Applicant Agent Lizotte returned to the podium and provided an overview of the application. Engineer Jefferson Davis provided an overview of the proposed approval conditions. Applicant Agent Lizotte requested that the second condition regarding the sale of Lots 1 and 2 be removed due to the potential timing of these sales. Davis suggested a note Page 4 | 6 City of Bangor Planning Division Planning Board Meeting Minutes Î Tuesday, January 20, 2026 notes on the subdivision plan, and Davis confirmed these would be sufficient. Boucher asked for Member Huhn moved that the Board find that, based on Exhibits 2, 4-7, and 10, the applicant satisfied providing a final plat for a major subdivision all in favor, none opposed. Motion passed. Member Brush moved that the Board find that, based on Exhibits 2 and 9, the applicant satisfied Land e plan to be reviewed by the City Engineer for compliance with health, sanitation and engineering standards, and for receiving written approval from the Motion passed. Vice Chair Jonas moved that the Board find that, based on Exhibits 2 and 10, the applicant satisfied Land ing the standards for preliminary plat approval be substantively changed from the preliminary Motion passed. Member Huhn moved that the Board find that the project meets the requirements for a Final Major Subdivision and therefore, the Board grants the Land Development Permit for the proposed Project with the following conditions: 1. The proposed easement to the City for sewer access, snow storage, and plow truck turnaround is finalized, approved by the City Engineering Department, and executed. 2. The application for the proposed well system is approved by the State of Maine. OTHER BUSINESS 3. 2022 Comprehensive Plan Implementation Update Vice Chair Jonas moved to postpone the agenda item to the February 3, 2026 meeting. Seconded by Member 4. Follow-Up/Thoughts on Land Use Plan Updates Page 5 | 6 City of Bangor Planning Division Planning Board Meeting Minutes Î Tuesday, January 20, 2026 Chair Boucher updated the Board that the proposed Land Use Code amendment regarding major arterials was Meeting adjourned at 7:48 pm. Respectfully submitted, Sarah Maquillan, Development Assistant Planning Division Page 6 | 6