Bangor Planning Board approves fire training facility, downtown subdivision

[0:33] Jonathan Boucher: Good evening and welcome to the applicant, staff, board members, and members of the public. This is the September 1st, 2026 meeting of the City of Bangor's Planning Board. My name, oh, it is seven o'clock and my name is John Boucher, the chair of the board. Board members are volunteers from the Bangor community and other board members in attendance this evening include Ted Brush, Tricia Hayes, Greg Hobson, Ken Huynh, Vice Chair Janet Jonas, and Ross Whitford. City staff members in attendance this evening include Planning Officer Anya Collette, Assistant Solicitor Grace Innes, City Engineer Jefferson Davis, as well as Planning Analyst Matthew Altiero. We thank them all for their help in preparation for this meeting. To start with the old business, we're going to review the meeting minutes from the August 18, 2026 meeting. Are there any modifications or comments? Otherwise, I'd ask for a motion to accept the minutes. So moved, member Hobson, and a second, member Huyen, and a roll call vote. Member Brush, yes. Number Hayes, yes. For Hobson, yes. For Huyen, yeah. For Jonas, yes. For Whitford, yes. Chair votes yes. Our next item is regarding the adoption of findings for the Grandview Ave and the 375 Pushaw Road. Is there any discussion? Otherwise, I'd love to hear a motion to adopt the findings. Member Huynh, and a second. I'll second. Member Hobson, and a roll call vote. Member Brush. Yes. Member Hayes. Yes. Member Hobson. Yes. Member Huynh. Yes. Member Jonas. Yes. Member Woodford. Yes. The Chair votes yes. Yes. That brings us to the introduction for new business. So the planning board has two main roles. First, we review amendments to the land development code, which typically include either changes to zoning districts or changes to the text within the code, but there are no amendments on tonight's agenda. Secondly, the board serves as the regulatory authority for the land development permits, commonly known as site plan review. Site plans are reviewed to ensure compliance with city code as to parking, driveways, stormwater management, lighting, landscaping, and buffering, building location, environmental impacts, and shoreland zoning as may be applicable. We also ensure the plan meets the dimensional requirements for the project's zoning district. We review larger site plans that trigger site location development for the main DEP as well under their requirements. Some uses are conditional uses that have specific conditions and requirements used to review the project. State statute also outlines the requirements for subdivision review, and the city has additional standards as to the roadway and utility specifications. The board ultimately endorses a plan that will go to the Registry of Deeds if the plan is approved. There are two items on the agenda that are land development permits, and further information on the city's building on the city's codes and standards and the comprehensive plan may be found at the city's website. So for reviewing those two items for the land development permits, we'll first consider and vote on the applications readiness for review and any concerns for conflicts of interest, and for all applicants the applicant or the representative should then come forward to the podium, provide a brief introduction to the proposal, and then they should stay at the podium while we consider any questions from the staff and or board members. Once the item has been presented, the applicant may be seated and we will allow time for public comment. And for public comment, the person should come to the podium and introduce themselves and state if they are Bangor resident and or an abutter to the property. And also indicate if they are for or against the proposal. It's also helpful if you present your thoughts based upon the city codes and standards and the comprehensive plan, as these are the primary documents used by the board to make our decision. All comments and discussion should remain respectful and consider others. Once public comments are completed we will close the item to public comment and the board will then deliberate on the proposal using the applicable standards. For clarity when considering land development proposals, the code standards are typically read and voted on separately. The final decision is then read and voted on. The applicant disagrees with the land development permit decision that the board has made, they may appeal the decision to the Superior Court of Maine. Once a project that you're interested in has been reviewed you may leave the meeting, but please be respectfully quiet so it's not to disturb the review of other agenda items. So now we're going to move to our first item of new business, the land development permit application for a major site development for a construction of a 24 by 66 fire training facility for the City of Bangor Fire Department, located at 201 Audlin Road, Map Lot 001-700 in the Airport Development District ADD. The applicant owner, City of Bangor Fire Department. So I'd like to invite you up to the podium to give your presentation. [5:55] Eric Pelletier: Good evening, Eric Pelletier, Fire Chief, Bangor Fire Department. With me as well is Chad Bean, our Assistant Chief. He's kind of spearheaded a lot of this project. Project. We've had our training facility out to the 201 Audlin Road since about 1988, well before my time, but we've used that for live fire training. We've used it for technical rescue training and pretty much anything that we do with our hands-on skills we can do out there. We were awarded a grant from the Maine fire commission as well as main fire service institute to construct a new state-of-the-art live fire training facility that's essentially it's modular it's made out of like shipping [6:40] Jonathan Boucher: containers so they're manufactured out of state i should interrupt you we there was a procedural step we skipped and so i have to just hold you up real quick fees are documented and paid i should say the staff has indicated the completeness of this application that it's ready for board review feeds are documented and paid the applicant standing is confirmed does the board have any concerns about this or any conflicts of interest if not i'd like to hear a motion on [7:09] Janet Sanborn Jonas: yes. Remember Jonas, Chair, I move the board finds the application was deemed complete. It's complete, pardon me, on September 1st, 2026, that all applicable fees for the project have been paid as per exhibit 3 in our packet. The proposed project is a major site development and slowed a modification [7:25] Jonathan Boucher: Thank you. In a second, Member Brush and a roll call vote. Member Brush? Yes. Member Hayes? Yes. Member Hobson? Yes. Member Huynh? Yes. Member Jonas? Yes. Member Whitford? Yes. And the Chair votes yes. Now please proceed. [7:40] Eric Pelletier: So as I was saying, the building is manufactured off-site. It's trucked in and then set in place by a crane. It's on footers with a pad, a gravel pad and pavement. We're not looking to do anything different, just a more modern building that allows us to do training safer and it gives us a lot more opportunity to do more styles of training. Thank [8:09] Jonathan Boucher: you. Any questions from city staff? [8:12] Zach Pike: No. If there's any technical questions on the site itself, I can kind of go over what we [8:19] Eric Pelletier: what we've done and I have Eric Baron Blue over there is my assistant director of engineering. He [8:24] Zach Pike: actually did the plan so we can answer anything you have on that. Is there any interest in [8:28] Jonathan Boucher: presenting any of that here, or do you want to see if there's just questions? Yeah, any questions from the board? All right, well, thank you. At this point I'll open the discussion up for public comment. Is there any public comment? If not, we will, we'll close public comment. I'll turn it back to the board for any final discussion or review, or review. So, any comments? Okay with that, we will move to the, to the applicable provisions and findings. We'll start with part one, that the project meets the requirements of articles 2 through 12. I'd like to hear a motion on the [9:10] Kenneth Huhn: first item remember hugh sure i move that the board finds it based on exhibits two and nine the applicant satisfied land development code section 165 dash 33.1 requirements surrounding erosion and sediment control thank you and is there a second number [9:27] Jonathan Boucher: Brush? And a roll call vote. Number Brush? Yes. For Hayes? Yes. For Hobson? Yes. For Hune? Yes. For Jonas? Yes. For Woodford? Yes. The chair votes yes. [9:36] Edwin Brush: Item 2. Member Brush? Mr. Chair, I move the board finds that, based on exhibits 2 and 11, the applicant satisfied land development code section 165-58 requirements for compliance with federal aviation regulations in effect in the vicinity of Bangor International Airport. Thank [9:57] Jonathan Boucher: you. In a second? Remember Jonas? In a roll call vote. Member Brush? Yes. Number Hayes? Yes. For Hobson? Yes. For Hewn? Yes. For Jonas? Yes. Number Whitford? Yes. And the chair votes yes. Item number [10:09] Janet Sanborn Jonas: 3. Remember Jonas? Chair, I move the board finds that, based on exhibit 2, the applicant satisfied land development code section 165-68 requirements for lot frontage. Thank you. And a second? I'll [10:20] Jonathan Boucher: second. Remember, member Hobson. And a roll call vote. Member Brush? Yes. Remember Hayes? Yes. Hobson? Yes. Remember Jonas? Yes. Number Whitford? Yes. And the chair votes yes. Item four. Number Hobson? [10:34] Greg Hobson: Chair, I move that the board finds that, based on exhibits 2, 5, 6, 11, and 13, the applicant satisfied land development code section 165-79 requiring adequate utility service, including water, electricity, fire protection, and provision for stormwater runoff. Thank you. In a second? [10:54] Jonathan Boucher: Member Hayes? And a roll call vote. Member Brush? Yes. Remember Hayes? Yes. Remember Hobson? Yes. Member Huynh? Yes. Member Jonas? Yes. Member Woodford? Yes. The Chair votes yes. [11:04] Kenneth Huhn: Item 5. Member Huynh? Chair, I move that the Board finds that, based on Exhibits 2 and 13, the applicant satisfied Land Development Code Section 165-80 requiring that whenever possible, all uses and developments shall be provided with water service from the Bangor Water District. [11:23] Jonathan Boucher: And a second? Member Brush on a roll call vote. Member Brush? Yes. Member Hayes? yes for jonas yes number woodford yes the chair votes yes item six member hayes i move the [11:38] Eric Pelletier: board finds that based on exhibit two the applicant satisfied the land development code section [11:44] Jonathan Boucher: 165-83 requiring adequate electrical services in a second i'll second member hobson in a roll call vote member brush yes number hayes yes remember hobson robson yes over here yes we're jonas yes or whitford yes the chair votes yes item seven over brush [12:09] Edwin Brush: mr chair i move the board finds that based on exhibits two and eight the applicant satisfied land development code section 165-84 requiring provisions for surface water and storm drainage [12:23] Jonathan Boucher: Thank you. In a second, Member Woodford, in a roll call vote. Member Brush? Yes. Member Hayes? Yes. Member Hobson? Yes. Member Huynh? Yes. Member Jonas? Yes. Member Woodford? Yes. And the Chair votes yes. That completes Part 1. We'll move on to Part 2 of the Project Meets the Requirements for Section 165-95, Airport Development District, ADD. [12:44] Janet Sanborn Jonas: yep remember jonas chair i move the board finds that based on the findings made in part one of section four of this document the project meets the requirements of section 165-95b for uses within the airport development district or add thank you in a second number hayes and a roll [13:01] Jonathan Boucher: call vote member brush yes number hayes yes for hobson yes for jonas yes number whitford yes the chair votes yes that completes part two and brings us to part three that the project needs and requirements of section 165-114 the land development approval standards i'd like to hear [13:19] Greg Hobson: a motion on item one member hobson sure i move that the board finds that based on exhibit two the applicant satisfied land development code section 165-114 c's requirement that all proposed access drives from the site to any public right-of-way are were reasonably necessary and [13:35] Jonathan Boucher: safe thank you and a second member hewn and a roll call vote member brush yes number hayes yes member hobson yes for jonas yes number whitford yes and the chair votes yes item two [13:48] Edwin Brush: member brush mr chair i move the board finds that based on exhibit two six and eight the applicant satisfied land development code section 165-114 d's requirements regarding minimizing adverse effects from storm water runoff and ensuring adequate storm water collection capacity thank [14:11] Jonathan Boucher: You in a second, Member Hayes. And a roll call vote. Member Brush? Yes. Remember Hayes? Yes. Number Hobson? Yes. Jonas? Yes. Whitford? Yes. The chair votes yes. Item three. Member Hewn? Yeah. Chair, I've [14:26] Kenneth Huhn: moved that the board finds it based on exhibits two and five the applicant sentenced by land development code section 165-114 G's requirement that the location of the buildings meet all required setbacks and are situated to avoid unreasonable adverse effects on adjacent properties or public right-of-ways. Thank you. And a second [14:46] Jonathan Boucher: Member Jonas. And a roll call vote. Member Brush? Yes. Number Hayes? Yes. There Hobson? Yes. Remember Human? Yes. Jonas? Yes. Whitford? Yes. The chair votes yes. That completes part three and brings us to the decision which includes a condition. Any questions about the condition? Anyone want to move forward with the motion? Number Jonas? Chairman of the board finds that the project meets the requirements for [15:11] Janet Sanborn Jonas: a land development permit for major site development and therefore the board grants the land development permit for the proposed project with the following condition. Before building permits are issued the project must receive slow to modification approval from the [15:23] Jonathan Boucher: Main Department of Environmental Protection. Thank you. In a second, Member Hayes. And a roll call vote. Number Brush? Yes. For Hayes? Yes. Number Hobson? Yes. For Jonas? Yes. Woodford? Yes. The chair votes yes. Your application has been approved and reach out to code enforcement for any questions or guidance. All right that will bring us to our next item which is the land development permit application for land development for a minor subdivision to the development of two. Let's reread this. Our next item is a land development permit application for a minor subdivision the development of two commercial spaces and 14 dwelling units at a property located at 8-10 Harlow Street map lot 041-089 in the downtown development district DDD. The applicant Zach Pike, owner of Pike Property Management LLC. Staff has indicated the completeness of this application and it's ready for Board review. Fees are documented and paid. The applicant's standing is confirmed. Does the Board have any questions, concerns, or conflicts of interest? I'd like to hear a motion on the on the application's readiness. [16:47] Lisa Goodwin: Just one comment on the procedural background. The city engineer provided the report on August 31st. We left that blank in there because we haven't yet. So instead of September 1st, we're going to say August 31st. Not item one, for item four, the city engineer's report that was received, you've done August 31st. Do we [17:17] Edwin Brush: have a member? Brush. Mr. Chair, I moved the applicant was deemed complete. I moved that the board finds that the application was deemed complete on September 1st, 2026. The applicant paid all applicable fees per exhibit 3. The proposed project is a minor subdivision and the city engineer reviewed the final subdivision plat and provided a written [17:45] Jonathan Boucher: report on August 31st, 2026. Thank you. In a second, member Hayes, and a roll call vote. Remember Brush, yes. Remember Hayes, yes. For Hobson, yes. For Huon, yes. Over Jonas, yes. For Woodford, yes. The chair votes yes. So at this point I'd like to, yeah, invite you to come up and present your project. Hi, [18:14] Zach Pike: my name is Zach Pike and I am a construction company called Pike Project Development. We purchased the building at 8 and 10 Harlow Street, which has been just, I don't know, it's been a bit of an eyesore in downtown Bangor and we were really excited to be able to take on the project. So we've been kind of going through the process of figuring out how we could repurpose, revitalize that corner of downtown Bangor. And obviously there's a really wonderful business on the first floor, Log Jam Vintage, and there's one other opportunity or another downtown real estate commercial space. And yes, like you mentioned, we plan on using the upper floors for 14 other residential units. Thank [18:57] Jonathan Boucher: you. Any comments from city staff? [19:01] Lisa Goodwin: no just wanted to mention the condition on the working with engineering service restoration But that's all I have that 's already been met. I mean, no, they still have to do that. [19:11] Jonathan Boucher: So we would. Oh, not that. Then they come back with the engineering plan. [19:15] Lisa Goodwin: The engineer's report was different. That was just to say the site plans, you know, meet our standards. But they still need to work with engineering on the surface restoration. [19:25] Jonathan Boucher: Any questions for city staff, any questions for the applicant? [19:30] Zach Pike: again oh and you have questions okay no i was just i mentioned you know we are excited to work with engineering and mr davis on any requirements as far as infrastructure in the building i understand that plumbing and water lines in downtown bangor can be quite complicated and until we kind of get into it 's gonna be a little bit complicated but we will work definitely with mr davis on making sure that we appease whatever the engineering plans are to make sure we get through that process but that's just something we're going to work with over the next [20:01] Jonathan Boucher: couple months. Thank you. Any questions for the applicant or for city staff? Remember, Jonas. [20:09] Janet Sanborn Jonas: Sorry, green light means go. I just wanted to have you hash out just for us just a little bit the, hotel versus residence units, and because I think I'd like to hear, because we were trying to piece it together through emails that were sometimes partially not all there, so I wonder if you could explain to me what your intended version of residence is for these units. [20:34] Zach Pike: Absolutely, thank you for asking the question, Vice Chair Jonas. So we've been working on a lot of these buildings over time. I've seen what a lot of other developers have done on the different buildings, and they go ahead and they use them for Airbnb sometimes, on short term, on long term, on all sorts of different things, and I want to be transparent that we would like to use ours for long-term rentals, and I think that we were just trying to make sure that we understood that anything over 30 days would be considered a long-term rental and we were just trying to make sure that we were being transparent that 's kind of our intended use on some level instead of just saying it's 14 residential units somewhere again just try to you know maybe rent something out sometimes you [21:17] Janet Sanborn Jonas: have a follow-up question. I have just a tedious question, because I love plants. I noticed on one of the floors it had a note that the fireplace was going to be restored or retained. Are there fireplaces on every level, or is that just the one that has a fireplace and then it's like a chimney for the rest of the time? So of the 14 units, there's two different [21:38] Zach Pike: Sections one's in a five-story building, which is the eight Harlow Street building, has other addresses, but that's the one we call it. And on the second, third, fourth, and fifth floor, there was a fireplace that was in the space. Because this is a historic restoration project, we will maintain the look of the fireplace, but it's not an active or useful fireplace. It's just we're keeping the look of it because that's part of the historic tax credit process to restore the [22:07] Janet Sanborn Jonas: building. So just a follow-up question for staff, I'm not sure that's noted on all of the different [22:11] Lisa Goodwin: different floors on the plans. Yeah, so for much what matters permit, yeah, we don't really care so much about the interior like building plans, we just really care about the exterior site. Thanks. Thank you. [22:26] Jonathan Boucher: Any other questions? Thanks. I'm gonna open it up for public comment. Is there any public comment from the crowd? And we're gonna close public comment, and that brings us to discussion. Is there any discussion before we move to the to the applicable provisions and findings? If not, I'll move to part one that the project meets the requirements of articles 2 through 12. [23:01] Kenneth Huhn: Do we have a motion on item one? Remember, yes. Sure, I move that the board finds that based on exhibits 2, 10, 13, 14, and 20 to 21, the applicant satisfied section 165-79, the land development code regarding providing the necessary utility services required in sections 165 to 80s requirements regarding providing adequate water and sewage services, and 165 dash 83s requirements regarding providing adequate electrical service. [23:32] Jonathan Boucher: Thank you. In a second, member Hobson, and a roll call vote. Member Brush, yes. Number Hayes, yes. For Hobson, yes. Number Hune, yes. Remember Jonas, yes. Member Whitford, yes. The chair votes yes. Item two, member Brush. Mrs. Chair, I move the board [23:49] Edwin Brush: finds that based on exhibit 13, the applicant satisfied section 165-82 of the land development [23:56] Jonathan Boucher: code regarding providing adequate fire protection. Thank you. In a second, member Jonas, and a roll call vote. Member Brush, yes. Number Hayes, yes. For Hobson, yes. Number Hewn, yes. But Jonas, yes. Number Whitford, yes. The chair votes yes. That completes part one and brings us to part two that the project meets the requirements of section 165-93 for the downtown development district, DDD. Like a motion [24:20] Janet Sanborn Jonas: yep, member Jonas. Chair, I move the board finds that based on the findings made in part one of section four of this document, the project meets the requirements section 165-93b for uses within [24:30] Jonathan Boucher: The Downtown Development District, or DDD, thank you. And in a second, Member Brush, a roll call vote. Member Brush, yes. For Hayes, yes. For Hobson, yes. Remember Jonas, yes. Woodford, yes. And the chair votes yes. That completes part two and brings us to part three, that the project meets the requirements of section 165-126 for minor sub, minor subdivision. Emotional item one, remember. [24:54] Greg Hobson: Hobson, chair, I move that the board finds that based on exhibits 2, 4, 10, 14, and 20 through 21, the project meets the requirements of land development code section 165-126F1 regarding compliance with the state of Maine guidelines for subdivision approval contained in 30A MRSA section 4404. [25:16] Jonathan Boucher: Thank you. In a second. Member Hayes. We'll call vote. Member Brush. Yes. Member Hayes. Yes. Member Hobson. Yes. Member Huynh. Yes. Member Jonas. Yes. Member Woodford. Yes. The chair votes yes. [25:27] Kenneth Huhn: Yes, and him, too, Member here I move that the Board finds it based on exhibits 2 and 10. The project meets the requirements of land development code section 165 dash 126 F. 2 regarding conforming to the existing lot dimension and area regulations of the zoning district and section 165 dash 126 F. three's a requirement of a budding an existing improved public road thank you. [25:57] Jonathan Boucher: In a second, remember Hayes and a roll call vote. Member Brush, yes. Remember Hayes, yes. For Hobson, yes. You remember him, yes. Remember Jonas, yes. For Woodford, yes. Chair votes yes. Item 3, for Brush, Mr. Chair, I move. [26:14] Edwin Brush: The board finds that based on exhibit 2, the project meets the requirements of landed on the code section 165-126f6 regarding the plat containing all information required in section 165-126d one through eight. Thank you. In a second. [26:35] Jonathan Boucher: Remember Hobson and roll call about. Member Brush, yes. Number Hayes, yes. For Hobson, yes. For Jonas, yes. Number Woodford, yes. Chair votes yes. That completes part three and brings us to part five. The project needs to be requirements of section 165-114, the land development approval standards. We have a motion on item one, Robson. [26:58] Greg Hobson: Chair, I move the board finds that based on the findings made in part three of section four of this document, this applicant satisfied land development code section 165-114a's requirements that the proposed subdivision meets the criteria established under 30 AMRSA section 4404 as it shall be amended and the requirements of article. [27:22] Jonathan Boucher: 18. The land development code. Thank you. In a second, member Jonas. And a roll call vote. Member Brush, yes. Remember Hayes, yes. Number Hobson, yes. Number Hune, yes. For Jonas, yes. Number Whitford, yes. The chair votes yes. Which brings us to the decision. Any final discussion over the condition that we were able to discuss earlier? Any final? Okay. Any motion on the decision itself? Chairman of the board finds that the [27:53] Janet Sanborn Jonas: project meets the requirements for a land development permit for a minor subdivision, and therefore the board grants the land development permit for the proposed project. Pardon me, for with the following condition, the applicant coordinates with the engineering department on surface restoration of the sidewalk and road and receives any other required permits [28:10] Jonathan Boucher: from the engineering department. Thank you. In a second, member Hayes. And a roll call vote. Member Brush, yes. Number Hayes, yes. Number Hobson, yes. Member Jonas, yes. Member Whitford, yes. And the chair votes yes. Congratulations, your application has been approved. You can feel free to reach out to the, let's see, where's my, there's my note on that. It's to the code enforcement office if there's any questions or guidance. All right, thank you. That brings us to other business, which is just thoughts on the land development code. It's pretty much the same status as last time, [28:51] Lisa Goodwin: although I have made a lot of progress going through the zoning map, but there's still A lot more work to do, and we're, we have a bunch more meetings scheduled for September to go through the text of the code with the consultants. That's where we're at right now. Any questions? I'm sorry that we're behind schedule. Thank you. So we don't have to do it. It's actually fun looking at the zoning map, and you know, it's kind of like, I don't know, it's like fixing issues and things like that. It's just kind of fun. Any [29:42] Jonathan Boucher: comments or questions? Are there some documents to sign this evening? [29:48] Lisa Goodwin: Yep, the subdivision plan that you just reviewed. And actually one thing I forgot to mention was the subdivision plan for, it's called Broadway Heights, but the project that went on Milford street extension recently, it got rejected by the registry, so we just need you to re-sign that plan so they can try to record it again. Okay. Yeah. All right. Just make sure you only use black pens. [30:13] Jonathan Boucher: So it is 7 29, and that concludes this meeting of the city of Bangor planning board. Thank you, everyone.