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Home My WebLink About2026-02-17 Planning Board Minutes �� ; � . ��i; � �; �� '� � �'�a"�Q��'� � ;� r� .. �a :� o ��V.EL,��E1`�T . � CITY �� BANGCaR. PT.,hNtluI1�IC DIVIS[C�V�I PLANNING BOARD TUESDAY, FEBRUARY 17, 2026, 7:00 P.M. COUNCIL CHAMBERS, 1ST FLOOR OF CITY HALL 73 HARLOW STREET MEETING MINUTES Board Members Present: Chair Jonathan Boucher Vice Chair Janet Jonas Ted Brush Trish Hayes Greg Hobson Ken Huhn Ross Whitford City Staff Present: Matt Altiero, Planning Analyst Anja Collette, Planning Officer Grace Innis, Assistant Solicitor Chair Boucher called the meeting to order at 7:00 P.M. OLD BUSINESS 1. Adoption of Notices of Decision for Map-Lot R10-010-A&B — Odlin Road and 57 Bangor Mall Boulevard Member Brush moved that the Board adopt the Notices of Decision for Map-Lot R10-010-A&B—Odlin Road and 57 Bangor Mall Boulevard. Seconded by Member Huhn. Roll call vote conducted —all voting members in favor, none opposed. Motion passed. 2. Meeting Minutes — February 3, 2026 Member Huhn moved to approve the minutes of February 3, 2026, seconded by Member Hobson. All voting members in favor, none opposed. 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 —Tuesday, February i�, 2026 3. Zone Change — Ohio Street — Map-Lot R23-003-B — Rural Residence and Agricultural District (RR&A) to Government and Institutional Service District (G&ISD) — To amend the Land Development Code by changing a parcel of land, located on Ohio Street, Map-Lot R23-003-B, from Rural Residence and Agriculture (RR&A) to Government and Institutional Service District (G&ISD). Said area of land contains approximately 6 acres total and is more particularly indicated on the map attached hereto and made part hereof. Applicant/Owner: The Rock Church. Chair Boucher introduced the agenda item. Applicant Representative Randy Bragg, Carpenter Associates, presented to the podium and provided an overview of the application. Chair Boucher asked staff for any comments —there were none. Chair Boucher asked the Board for any questions or comments —there were none. Chair Boucher opened the public comments—there were none. Public comments closed. Member Brush moved that the Board recommend to City Council that the proposal to amend the Land Development Code by changing a parcel of land, located on Ohio Street at Map-Lot R23-003-B, from Rural Residence & Agricultural District (RR&A) to Government & Institutional Service District (G&ISD) ought to pass. Seconded by Vice Chair Jonas. Roll call vote conducted — all in favor, none opposed. Motion passed. 4. To Amend the Land Development Code, Section 165-73 Parking Area Location and Screening to Remove the Buffer Requirement for Parking Lots Adjacent to Properties Zoned G&ISD, Except Where the Adjacent Property Contains a Residential, Cemetery, or School Use. Chair Boucher introduced the agenda item. Planning Officer Anja Collette presented to the Board and provided an overview of the proposal. Chair Boucher asked the Board for any questions or comments —there were none. Chair Boucher opened the public comments—there were none. Public comments closed. Vice Chair Jonas moved that the Board recommend to City Council that the proposal to amend the Land Development Code, Section 165-73 Parking Area Location and Screening, by removing the buffer requirement for parking lots adjacent to properties zoned G&ISD, except where the adjacent property contains a residential, cemetery, or school use, ought to pass. Seconded by Member Hayes. Roll call vote conducted —all in favor, none opposed. Motion passed. Page 2 �5 City of Bangor Planning Division Planning Board Meeting Minutes —Tuesday, February i�, 2026 5. To Amend the Land Development Code, Section 165-13 Definitions to remove State Street from the Minor Arterial Street Definition. Chair Boucher introduced the agenda item. Planning Officer Anja Collette presented to the Board and provided an overview of the proposal. Chair Boucher asked the Board for any questions or comments —there were none. Chair Boucher opened the public comments—there were none. Public comments closed. Member Huhn moved that the Board recommend to City Council that the proposal to amend the Land Development Code, Section 165-13 Definitions, by removing State Street from the Minor Arterial Street definition, ought to pass. Seconded by Member Hobson. Roll call vote conducted — all in favor, none opposed. Motion passed. OTHER BUSINESS 6. Draft Changes to Comply with New State Laws Planning Officer Anja Collette presented to the Board and provided an overview of the first round of draft ordinance changes: A. ADUs (Accessory Dwelling Units) i. ADUs now allowed on lots with 1 to 3 dwelling units. ii. The minimum square footage has been reduced from 190 to 160 square feet. B. Additional height allowance and reduced parking requirements for affordable housing i. If a development meets the definition of an affordable housing development and is located in an area that allows the density bonus, the maximum height is increased by 14 feet and the minimum parking requirement must be no greater than 2 spaces for every 3 units. The Affordable Housing Density Bonus is allowed in URD-2, M&SD, NSD, USD, HDR, S&PS, and GC&S. C. Units per lot minimum and minimum lot size in the urban zones i. URD-1 (Urban Residence 1 District) a. If a lot is located inside the Growth Boundary and is served by public, special district or other centrally managed water system and sewer system, minimum lot size is 5,OOOsqft for 4 units, including ADUs. (No more than 4 units allowed) Page 3� 5 City of Bangor Planning Division Planning Board Meeting Minutes —Tuesday, February i�, 2026 b. If a lot is located outside of the Growth Boundary but is in an area served by both a public, special district, or other centrally managed water system, and a public, special district, or centrally managed sewer system, the minimum lot size is 5,000 sq ft for the first 2 units and an additional 5,OOOsqft per unit up to 4 total on the lot (including ADUs). c. If a lot is located in the Growth Boundary but is in an area without a public, special district, or other comparable sewer system, the minimum lot size requirement is 20,000 sqft (in accordance with Title 12, chapter 423-A (governs minimum lot size on lots using septic systems)), with additional lot area per unit (up to 4 total) dictated by the minimum sewage disposal requirements of Title 12, chapter 423-A. d. If a lot is located outside of the Growth Boundary and not served by a public, special district or other centrally-managed water system or a public, special district or other comparable sewer system, the minimum lot size is 1.5 acres for 3 units, with 1 ADU allowed. e. *Key considerations —developments still have to meet minimum parking requirements and other dimensional requirements (impervious area, lot coverage, setbacks, and height) —these will be the main limiting factors on the number of units allowed on a lot. ii. URD-2 (Urban Residence 2 District) a. Minimum lot size is now 5,OOOsqft for the first 4 units, plus 2,500sqft for each additional unit up to 6 units total (changed to 6 from 4 to maintain more of a difference between this zone and URD-1). b. This zone also allows the affordable housing density bonus to be used. iii. M&SD and NSD — no major changes, just clarification of the types of dwellings allowed and changing the minimum lot size to allow 4 units on a 5,OOOsqft lot iv. USD— changing the mixed commercial residential use from a conditional use to a permitted by right use and removing the requirement for additional lot area for dwelling units since the draft rulemaking states that we must apply the same minimum lot size, dwelling unit, affordable housing density bonus, and ADU requirements to commercial zones as for residential zones. D. Approval process for creation of 3-4 dwelling units i. Planning Board approval shall not be required for 4 or fewer dwelling units within a structure. E. Subdivision definition i. Changing our current provisions for Land Development Permit to simply refer to the State subdivision statute, which has been changed to require subdivision approval for the creation of 5 or more units instead of 3 or more units. Page 4�5 City of Bangor Planning Division Planning Board Meeting Minutes —Tuesday, February i�, 2026 F. Off-site Parking Agreements i. Changing our provision to allow a developer to satisfy parking requirements with a legally binding agreement between the developer and the owner of an off-site parking facility within 0.25 miles of the development site. Member Huhn asked for clarification regarding dimensional requirements, impervious surface ratio, lot coverage, etc. — Planning Officer Collette responded and clarified. Chair Boucher asked about the long-term affordability covenant— Planning Officer Collette responded and clarified. Chair Boucher asked about the new requirements for what developments will and will not come before the Planning Board — Planning Officer Collette responded and clarified. Planning Officer Collette discussed a proposal regarding creation of a smaller lot size allowance for individual tiny homes with Board members. Board members were amenable to making this change. Member Brush asked about mixed-use allowances — Planning Officer Collette responded and clarified the allowances for mixed commercial & residential uses. Chair Boucher asked about public notice requirements for minor site plan revisions — Planning Officer Collette responded that there is none. Collette and Boucher discussed at length. 7. 2026 APA Trend Report Planning Officer Anja Collette noted that the report was provided in the Board's meeting packet for their review. 8. Follow-Up/Thoughts on Land Use Plan Updates Member Huhn asked for some additional clarification regarding parking buffer requirements— Planning Officer Collette responded and clarified. Meeting adjourned at 7:35 pm. Respectfully submitted, Sarah Maquillan, Development Assistant Planning Division Page 5 �5