PLANNING BOARD
Gardiner Planning Board June 18, 2003
City of Gardiner, Maine Regular Monthly meeting 6:00 PM
ROLL CALL
Present: James Montell Deborah Willis Pat Hart Pamela Mitchel Susan Crawford Edward Lawrence Allie Vigue
Absent: Bob Moody, Alternate
Also Present: Jeffrey Hinderliter, Planner/CEO
Dorothy Morang, Planning Board Recording Secretary
Isaac McLaughlin Patricia McLaughlin
Donald McLaughlin Roland Brown
David Clark George McDonough
David Gardner
1.) Meeting called to order at 6:02 PM by Chairperson, James Montell
2.) Roll call taken.
3.) Motion to approve the minutes of the May 21, 2003 meeting was made by Pam Mitchel. Seconded by Allie Vigue.
Vote: 7 in favor. 0 opposed. Motion passed.
6:05 PM Allie Vigue, Applicant for the next Conditional Use Review Permit, excused himself from the Board for Item 4.
4.) ? Allie Vigue Conditional Use Review
? Proposing to establish a Wholesale Business/Storage Facility and an Accessory Use of Indoor Entertainment and Recreational
? Brunswick Avenue, Vagabond Village, Map 11, Lot 26
? Planned Development Zoning District
? Title 31, Chapter 7, Section 3202 F. 3. 10 & 4.5
Chair Montell asked the Applicant to present his proposal.
Allie Vigue indicated that he has expanded the parking, moved the travel lanes to allow a circular traffic motion. The current parking plan would hold more cars than he would ever need 102 104 including ADA parking.
Jeffrey Hinderliter, Planner/Code Enforcement Officer, said that he and Allie have worked on the proposal and have tried to develop the best plan within the Conditional Use criteria. They have tried to address issues brought up by both the Board members and abutting property owners. They have come up with Review Criteria that they hope the Board is more comfortable with.
Chair Montell asked if the Code Enforcement Office had received any contact relative to this proposal. Jeffrey Hinderliter said he has not received anything for or against the proposal since the last meeting.
Jeffrey Hinderliter pointed out areas on the plan parking, ADA parking, drainage flow, grassed drainage swale to a rip-rap rock spreader to assist with distribution of stormwater drainage. He came up with 19,300 S. F. of impervious surface with a run off value (compact surface) .40. He explained the calculations he used to determine the cubic foot per second when designing the V-channel. He indicated that the darkened arrows, depicted on the plan, indicate flow of run off.
6:20 PM Meeting open for public comment.
Pat Mclaughlin asked how late the entertainment facility activities would be. Allie said he plans to use that for weddings, retirement parties, etc. and expects they would be no later than 9:00 10:00 PM. The Gardiner Noise Ordinance specifies 6:00 AM 10:00 PM.
Jim Montell asked how many cars are there usually at Allie s auctions. Allie said 75. Allie said the facility has had recreation and entertainment there before.
Pat Hart said that at the last meeting, there were nine items listed that the Board wanted the Applicant to address:
1. Buffers location, description Allie said that he plans to plant all evergreens for buffers with limbs that go all the way to the ground. He described the areas where they would be planted. He is planning to plant a row of trees on the McLaughlin s property line in order to provide a buffer. If he planted it on his property, it wouldn t be tall enough to provide a buffer.
2. Entrance/Exit Width Allie said he is limited by MDOT to 20% of the existing, which is 10 12 .
3. Vehicular parking lot layout Allie indicated on the plan the parking areas, snow removal areas and said that, for now, the parking and driveway will not be paved. It will have a 4 gravel road base .
4. Projected vehicular generation Allie said less than 100.
5. Storm water drainage plan Jeffrey had addressed this earlier. Allie also indicated that the drainage is designed so that if they do pave, it will accept a paved surface.
6. Light pollution mitigation plan Allie said this is addressed in the revised Review Criteria.
7. Revised Review Criteria - Allie indicated that the Review Criteria have been revised.
8. Parking lot lighting Allie said this is addressed in the revised Review Criteria.
9. In writing boundaries in which Allie can develop his lot Allie said he could only expand his driveway 20% due to MDOT restrictions. He plans to put a stop sign at the end of his driveway. He said because of the way the parking has been established, he is exempt from the requirement to obtain an MDOT Movement Permit.
Chair Montell asked if there was any further questions or comments from the public. There was none.
6:42 PM meeting closed for public comment.
Chair Montell read the Findings of Fact.
Chair Montell read the Applicant s responses to the Review Criteria (Revised 6/10/03) and each revised Review Criteria item was voted on.
Review Criteria a.
Pat Hart made a motion to accept Review Criteria a as revised 6/10/03 as submitted by the Applicant. Ed Lawrence seconded the motion.
Vote: 6 in favor. 0 opposed. Motion passed.
Review Criteria b.
Deborah Willis made a motion to accept Review Criteria b as revised 6/10/03 as submitted by the Applicant. Pam Mitchel seconded the motion.
Vote: 6 in favor. 0 opposed. Motion passed.
Review Criteria c.
Pat Hart made a motion to accept Review Criteria c as revised 6/10/03 as submitted by the Applicant with a condition that the CEO review and approve the plan. Deborah Willis seconded the motion.
Vote: 6 in favor. 0 opposed. Motion passed
Review Criteria d.
Pat Hart made a motion to accept Review Criteria d revised 6/10/03 as submitted by the Applicant with the condition that the buffer plan shall be submitted to the Gardiner Planner/CEO for review and the buffer plan shall be in accordance with Zoning Ordinance, Title 31, Chapter 7, E. 6. Deborah Willis seconded the motion.
Vote: 6 in favor. 0 opposed. Motion passed.
Review Criteria e.
Deborah Willis made a motion to accept Review Criteria e as revised 6/10/03 as submitted by the Applicant. Sue Crawford seconded the motion. Motion was amended and amendment seconded to add: with the condition that the CEO has written to be added at the end.
Vote: 6 in favor. 0 opposed. Motion passed
Review Criteria f.
Deborah Willis made a motion to accept Review Criteria f as revised 6/10/03 as submitted by the Applicant with the running condition as proposed by the CEO. Pat Hart seconded the motion.
Vote: 6 in favor. 0 opposed. Motion passed
Review Criteria g.
Deborah Willis made a motion to accept Review Criteria g as revised 6/10/03 as submitted by the Applicant. Pat Hart seconded the motion.
Vote: 6in favor. 0 opposed. Motion passed.
Review Criteria h.
Pat Hart made a motion to accept Review Criteria h as revised 6/10/03 as submitted by the Applicant. Deborah Willis seconded the motion.
Vote: 6 in favor. 0 opposed. Motion passed.
Review Criteria i.
Deborah Willis made a motion to accept Review Criteria i as explained by the Applicant and revised 6/10/03. Pam Mitchel seconded the motion.
Vote: 6 in favor. 0 opposed. Motion passed.
Review Criteria j.
Deborah Willis made a motion to accept Review Criteria j as explained by the Applicant and revised 6/10/03. Pam Mitchel seconded the motion.
Vote: 6 in favor. 0 opposed. Motion passed.
Deborah Willis made a motion to accept the Conditional Use Permit with the Planner/CEO s recommended two conditions: 1. Parking and lighting plan alterations shall be submitted to the Gardiner Planner/Code Enforcement Officer for review and may only be implemented if the Planner/Code Enforcement Officer approves plans which are in accordance with applicable ordinance requirements; and 2. Applicant shall submit a buffer plan to the Gardiner Planner/Code Enforcement Officer for review and may only be implemented if the Planner/CEO approves plan which shall be in accordance with Title 31, Chapter 7, Section 3203 E. 6. prior to building occupancy.
Pat Hart seconded the motion.
Vote: 6 in favor. 0 opposed. Motion passed.
7:24 PM Chair Montell called a 6-minute recess.
7:31 PM Chair Montell reopened the meeting.
7:31 PM Allie Vigue returned to the Board.
5.) ? Roland W. Brown Jr. Conditional Use Review
? Proposing to establish a Home Occupation (Real Estate Office)
? 122 Cobbossee Avenue, Map 22, Lot 27
? Moderate Density Residential/Shoreland Zoning District
? Title 31, Chapter 7, Section 3202, F. 2. 8.
Chair Montell asked Mr. Brown to present his proposal.
Mr. Brown said that he would like to establish a real estate office at 122 Cobbossee Avenue in an existing building. The building is not currently being used. He wants to use a couple of rooms for this business. He has operated his business since 1978 out of his home in a developed area of Winslow. There have been no complaints by abutting property owners.
He said the proposals entrance is located such that lights will not be pointing towards any homes. There is substantial vegetation on the property lines that would screen any light or sound from abutting property owners. He took pictures, which he showed to the Board members, to show the existing buffers, landing and top of driveway. He plans for 4 vehicles to park next to the building. The area is 46 x 50 . Grass covers the parking area. He doesn t expect a substantial amount of traffic due to the nature of the proposal.
7:40 PM Chair Montell opened the meeting to public comment.
David Clark, an abutter, said that there would be no impact from traffic or noise and it is not in the floodplain area.
Chair Montell read the Finding of Facts.
Jeffrey Hinderliter suggested that if the Planning Board members are comfortable with it, they could note for the record that the proposal meets the Home Occupation standards and the Chair could just poll the Board members and take a vote at the end of all the Review Criteria at once.
Deborah Willis read the Applicant s response to each of the Review Criteria. Chair Montell polled each Board member separately for each of the Review Criteria. The Board members were unanimously in agreement to accept each Review Criteria, a through j.
Deborah Willis asked the Board if she could an overall motion to accept the application with Review Criteria a through j.
Allie Vigue made a motion to accept Review Criteria. Ed Lawrence seconded the motion.
Vote: 7 in favor. 0 opposed. Motion passed.
6.) ? E. J. Prescott Workshop
? Proposing to construct a 46,000 S. F. building for Offices, Warehousing and Distribution
? Prosperity Street, Map 7, Lot 18A-4
? Planned Industrial/Commercial Zoning District
? Site Plan Review
Chair Montell asked the Applicant to introduce himself and tell us
what they are proposing.
David Gardner, Senior Vice President of E. J. Prescott said that he was representing Steve and Peter Prescott & Mr. McCurdy. They are in the water, sewer, drain pipe business. Gardiner is still the biggest location. They have 26 locations throughout the country. Peter supported the Business Park when it was planned. Currently the site on Griffin Street is too small. They would like to combine EJP distribution warehouse on Griffin Street with PEP Transporation at 181 Central Street with the home office at 191 Central Street. They have retained SMRT architectural firm, George McDonough, to design the building and grounds. They do not plan to sell the current properties. They plan to lease them to local businesses. Ouellette Associates will be the construction
manager.
George McDonough showed the Board a sketch of the proposed site with building and gave specifics about the proposal. The footprint of the building will be 31,300 S. F. The front of the building will 40 high 3 stories, the rear 27 high. The property area is about 5 acres. They plan to have a maximum of 50 employees and will propose 82 parking spaces. The main entrance will be for customers and employees. The second entrance will be for trucks with drive-thru bays. There is a large area in the rear for truck parking and pipe storage. The building will meet all setback requirements. Front 750 , road 150 , side 100 , rear 220 , building height 40 , vegetation buffer 25 minimum east & north sides forested area, building sits 10 below
next adjoining lot, residence is 250 to east, landscaping around building and other places, 6 x 30 vinyl-clad fence to screen rear area and for security, and a minimul amount of lighting - most from building.
Because of the topography, there will be a substantial amount of earthwork to be done. The building will have a back-up generator. The site has City sewer & water. The washbays drain into the floor to a structure to separate polutents then to a stormwater detention pond that was approved previously by DEP & has been adequately sized. The wetlands have all been pre-permitted. The hours of operation are 7:00 AM 5:00 PM. They plan to break ground after the Site Plan approval in July and have the building up by late August. The building exterior will be stone block and a material that looks like stucco. There will be a lot of windows in the building and a balcony.
Deborah Willis asked if the trucks would be backing up with beepers. David indicated that the yard is large and designed in a circular pattern. Backing up would not occur very often. It is a below-grade dock. Deborah asked it they had spoken to the neighbors. David Gardner said no - not yet, but that was a good idea. Jeffrey said he had notified the abutters.
OTHER BUSINESS
None
7.) ADJOURN
Pat Hart made a motion to adjourn. Deborah Willis seconded the motion.
Vote: 7 in favor. 0 opposed. Motion passed.
9:12 PM Meeting adjourned.
NEXT MEETING
WORKSHOP Wednesday, July 9, 2003
Site Access Review/MDOT Laws w/KVCOG
Site Plan Review
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