Public hearings Nov. 2, 16

Camden Planning Board consider zoning changes to accommodate new middle school height

Tue, 10/31/2017 - 1:30pm

Attachments

    CAMDEN — On Nov. 2, the Camden Planning Board will begin its review of the proposed architectural plans for the new Camden-Rockport Middle School, which is to be built on the site of the existing school on Knowlton Street. As well, the town has received a request from the school district to amend current zoning to allow eight more feet to the height limitations so that the new school can be compliant.

    Oak Point Associates, the Biddeford-based architectural company that is designing the $26 million project, explained to the Camden code enforcement office that the new building is 35 feet at its tallest point, which is five feet over the Traditional Village District zoning height limitation of 30 feet.

    Either the building plan must change to allow for compliance, or town voters must approve an amendment to the height limitation.

     

    Camden Planning Board meeting agenda, Nov. 2

    1. PUBLIC COMMENT on NON-AGENDA ITEMS

    2. MINUTES: September 21, 2017
    3. PUBLIC HEARING:
    AMEND THE FLOODPLAIN MANAGEMENT ORDINANCE for the TOWN of CAMDEN:
    AMEND ARTICLE VI – DEVELOPMENT STANDARDS

     

    Language to be removed in red and lined through

     

    All developments in areas of special flood hazard shall meet the following applicable standards:
    P. Coastal Floodplains –
    2. New construction or substantial improvement of any structure located within Zone VE shall: (b) have the space below the lowest floor:
    (1.a.3) Constructed to enclose less than 300 square feet of area with non-supporting breakaway walls that have a design safe loading resistance of not less than 10 or more than 20 pounds per square foot.

     

    4. PROPOSAL for a ZONING ORDINANCE AMENDMENT:

     

    1) Initial Discussion/Review of Application:
    MSAD 28: Proposal to Amend Article VIII regarding maximum height of buildings in the Traditional Village District (V):
    Review language of proposed amendment

    Abutter Notification discussion

    Assessment of Fees

     

    Public Information Gathering Meeting:

    Determination regarding Public Hearing:

    2) Initial Discussion: Tentative
    Paul Gibbons

     

    5. PUBLIC HEARING CONTINUED:
    AMEND THE CAMDEN ZONING ORDINANCE: AMEND ARTICLE VIII SECTION 7 TRADITIONAL VILLAGE DISTRICT (Language to be added in blue and underlined.)
    Item E Standards: 2.The following space and bulk standards shall apply:

     

    MAXIMUM BUILDING OR STRUCTURE HEIGHT:

     

    Residential, 30 feet
    Nonresidential, 30 feet
    Lots on which public schools existed as of 2017, 38 feet

     

    6. SITE PLAN REVIEW: PREAPPLICATION CONFERENCE: NEW MIDDLE SCHOOL
    School Administrative District #28 Camden-Rockport Middle School
    34 Knowlton Street: Map 120 Lot 59: Traditional Village District (V)

     

    Maria Libby, SAD 28 Superintendent, Applicant
    Steve Sargent, Oak Point Associates Project Engineer

     

    7. DISCUSSION:
    1) Minor Field Adjustments:
    2) Future Meeting Agenda:
    November 19, 2017: 2nd Public Hearing for Amendments has been advertised if needed
    3) Pending Applications:
    4) Other:
    1) Time Permitting: Continued discussion on possible amendments for June

     

    ADJOURN NEXT REGULAR MEETING: November 19, 2017

     

     

    It is up to the Planning Board to first consider placing a zoning amendment before voters. Initial discussions will begin Nov. 2 and 16 at Planning Board public hearings, at 5 p.m. in the Washington Street Conference Room.

    The proposed language is to increase the maximum building or structure height for the Camden Traditional Village District to 38 feet, but only on lots home public schools existing as of 2017.

    The goal is to schedule a special town meeting in December to vote on the amendment. The meeting would also include a zoning housekeeping measure for the town’s floodplain ordinance, which relates to a separate residential construction project.

    If the town opposes the height limitation zoning change, then the architects are to lower the rear classroom wing, which would require the addition of stairs in the main corridor.

    “These stairs will make the corridor more difficult to monitor, make accessibility more challenging and increase the overall construction cost of the project,” wrote Oak Point, in a memo to the town (see attached PDF for the entire letter). “By increasing the allowable height for a school in this ordinance, the building will best meet the educational needs of the community without impacting the character of Knowlton Street. In fact, the building will be lower than what has existed there for nearly 100 years.”

    In the latter reference, Oak Point was talking about the Mary E. Taylor School, which is 41 feet tall, the company said.

    “Efforts have been made to limit the impact on the visual landscape on Knowlton Street through the design of roof lines and the exterior façade as well as placement on the site,” the architects wrote. These include:

    “• Pushing the building back from Knowlton Street
    “• Placing the taller portions of the building at the rear of site, away from the residential 
    area
    ”• Utilization of more traditional residential architectural styles on Knowlton Street.”

    Why not a variance or special exception?

    School Administrative District 28 (Camden-Rockport K-8), through its Middle School Building Committee, is pursuing a zoning amendment instead of a variance because the requirements to qualify for a variance are strict.

    A given project must show that there are no other alternatives, or that the building lot in question is unusable without a variance. And, the variance process is lengthy. A special exception, meanwhile, applies to requests for use changes.

    So, SAD 28 will be asking for voter approval of a zoning amendment, beginning the process Nov. 2, when the Camden Planning Board considers the application, which was filed earlier this week.

     
    The Building Committee meets again Nov. 6, at 6 p.m., in the Town of Camden Washington Street Conference Room. The committee’s meetings are streamed live at http://www.townhallstreams.com/towns/camden_me.
     
    The committee met last on Oct. 2, and can be reviewed here.
     

    Reach Editorial Director Lynda Clancy at lyndaclancy@penbaypilot.com; 207-706-6657