[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6584323,"mediaKeyId","5783737-11b0b6c6b9651628e6e81f0f0f543de0","parentId",5783737,"title","Planning board grants major permit for Bangor Region YMCA project at 315 Main Street, with DEP stormwater condition","audioSeconds",1816,"startMs",3880000,"endMs",5696000,"viewUrl","/Search/View?dp=1&key=5783737-11b0b6c6b9651628e6e81f0f0f543de0&start=3880&end=5696","thumbnailUrl","https://assets.pipeline.soar.com/5783737-11b0b6c6b9651628e6e81f0f0f543de0/thumbnail_3880000.jpg","articleUrl","/articles/6584323/Bangor-City/Penobscot-County/Maine/Planning-board-grants-major-permit-for-Bangor-Region-YMCA-project-at-315-Main-Street-with-DEP-stormwater-condition","mediaUrl","https://secure.pipeline.soar.com/6584323-1ce952d9a0b467922eeaad8a144b1324/orig.mp4?Expires=1771137773&Signature=A7BYwQuSXHV7E3cwgu8Bq9SzePQuIxSwDYshVGh8TJNyW2PrycZn8cDENIakoALl4OC9OaTX-CBKMeAddQCW7I~Wk8zuSBmvuXEuQJWYxLNcCSho-ozy2lYM2F2DMpwsN-TxhGm8-P3qlVcLqkDSQgJvhP4f-zybyTMkPNBF8RISjLOz3tYpqgR0t4u-YmrMXSG8jlxm0gBT97bmSx6O7QEcOWTBVnlm6P4gtUW8rGJoIb5pFBGMWUUFvlR~71t8tsi5YZg7cgdzEViEIY4Kpv21QsUGyd7slcV8CrNZuBmkeKh7RRlwDgxNu2oWBNe-KlWTJVVE~nCD5yfcVeP-2Q__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Bangor Maine","date","2025-09-17T12:47:33Z","article","The Bangor City Planning Board unanimously granted a land development permit Sept. 16 for a proposed three-story YMCA building at 315 Main Street after finding the application satisfied city standards; the approval carries a single listed condition requiring the applicant to be in receipt of any required Maine Department of Environmental Protection (DEP) stormwater permits before a building permit may be issued.

Why it matters: The project proposes an approximately 80,000-square-foot building on a roughly 7-acre downtown parcel, with more than 200 parking spaces and utility connections to city water, sewer and other services. Board approval clears a major regulatory milestone for a high-profile community institution and affects downtown traffic, parking, and use of adjacent Talbot Park land discussed during the review.

Key details and board deliberations
Applicant and consultant presentation: Paul Manyock, a civil engineer at Haley Ward, told the board the design is the product of multiple staff and agency meetings. \"We are proposing a very large 80,000 square foot building on a 7 acre parcel in Downtown Bangor right on Main Street,\" he said. The plans show a parking lot behind the building with more than 200 spaces, connections to city utilities, and stormwater controls. The design team said they have an active DEP stormwater permit application and that MaineDOT traffic permits are at an advanced stage.

Traffic, pedestrian and park issues: Board members asked about pedestrian access and the concert-season crowds downtown; the applicant said construction would use perimeter fencing and short sidewalk closures only when necessary, with pedestrian detours coordinated well in advance with city staff. The DOT-related traffic movement permit was described as in draft form and routed to the regional office for signature. The applicant said a center island at the Main Street driveway would be removed and a dedicated left-turn lane added as part of DOT conditions.

Talbot Park and parking: As part of the project, the applicant and city attorneys agreed the city would retain a one-acre parcel required by park ordinance while the YMCA would improve and maintain adjacent park areas under a reciprocal easement; some parking spaces will be available for park users as well as YMCA patrons. City staff said this arrangement was negotiated to comply with local park-size rules while enabling project improvements.

Board votes and conditions
The planning board voted through the site-development standards in a series of motions, recording unanimous affirmative roll-call votes on erosion control, transitional yards, setbacks, lighting, fire protection, parking layout, access drives, stormwater, outdoor screening/lighting, landscaping and building siting. The final motion granted the major site development permit with one condition: the applicant must be in receipt of the DEP stormwater permit and any other DEP-required permits prior to issuance of a building permit. Board members noted the MaineDOT traffic movement permit was in draft and being signed by regional DOT staff; staff confirmed the draft requirement had been routed for signature.

Ending and next steps
The board and project team said remaining preconstruction matters — traffic permit signature, final DEP approvals and city permit coordination — would be handled by engineering and construction staff before issuance of a building permit. The applicant was advised to coordinate construction fencing and any sidewalk closures with city departments and public-safety officials prior to starting work.
","mediaType","Video","parentTitle","Planning Board - 9/16/25","oneSentenceSummary","The Bangor City Planning Board unanimously approved a major site development permit for a new three-story, roughly 80,000-square-foot Bangor Region YMCA building at 315 Main Street, subject to receipt of required DEP stormwater permits before issuance of a building permit.","taxTitle","Bangor City, Penobscot County, Maine","taxId",2586,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6584327,"Planning board clears Streamside Pines mobile home park at 438 Finson Road",547,3373000,3920000,"/Search/View?dp=1&key=5783737-11b0b6c6b9651628e6e81f0f0f543de0&start=3373&end=3920","https://assets.pipeline.soar.com/5783737-11b0b6c6b9651628e6e81f0f0f543de0/thumbnail_3373000.jpg","/articles/6584327/Bangor-City/Penobscot-County/Maine/Planning-board-clears-Streamside-Pines-mobile-home-park-at-438-Finson-Road","https://secure.pipeline.soar.com/6584327-5cfd9eeac2f7258c3f2984648fa4a360/orig.mp4?Expires=1771137773&Signature=Lg2cNmdmW7z-A3kUxts~yGfn~XvP5ukjdZOnVVeUf3j1iPfQcF3ye8Ll9dODc7DLcCI5zRoWZsD5FAl6s5r8waIFCBRZPAenAovOQBeN94qTSdFgAOnPUE1IhqdAgtdcqiwCFWk80FaRN556Xb3ndk1AaGrVmZoycQmDccFdlP6AeJ83MmWgS9oDWEofRNHgiKxJ3riqtruMk0p6Sa29abcVHaNF-3~M~dHm4E6VaMVDzg9obQNcLuCYIfWZPvKIilTQ~Mn~K5dmWQS-d3SxIzU~BS~5t5jnNmzFDvNUamcB01y4qY-9Y2eL3CHyQRMDQgI-z5srMOrKfE1scfz0sQ__&Key-Pair-Id=KUT5TJCACFTXG","The Bangor City Planning Board unanimously granted a site development permit and conditional-use approval Sept. 16 for Streamside Pines LLC’s existing mobile home park at 438 Finson Road (Map Lot R21-00005).

The board accepted the application as complete, heard a brief presentation from owner Tristan Thomas and staff, received no public comment, and — following the same procedure it used on an earlier mobile-home-park item — voted to move directly to the decision rather than voting on each enumerated standard in the packet.

Why it matters: The approval confirms the park’s status under the city’s updated code, permitting the owner to fill vacant lots with manufactured homes over the coming years. The owner said the park currently has about 73 lots, roughly 50 occupied and 23 vacant, and that improvements since last year include demolition of abandoned units and site cleanup.

Project details and board notes
Owner Tristan Thomas described buying the property in August and working with engineering and surveying consultants to prepare a compliant site plan. Thomas told the board he intends to bring new homes to 23 vacant lots within three years and that the park currently operates on well and septic; he also said he was interested in connecting to city utilities in the future but did not want that connection to be a condition of today’s permit.

Planning staff confirmed the application included a state-approved septic plan and a site evaluator’s letter of good standing for the septic system. The board discussed whether to require additional conditions; staff and the applicant clarified that the septic documentation satisfied the city’s immediate concerns and that any future utility-connections would be reviewed separately.

Board action and next steps
After a unanimous vote that the application was complete, the board agreed to proceed directly to the decision and then voted unanimously to grant the land development permit and conditional use. The applicant will receive a copy of the signed decision and must coordinate with code enforcement for any permits required for future work or expansion.

Ending
Board members said this item was similar to the earlier Cedar Falls case and moved on afterward to a larger downtown project.
","The board unanimously approved a site development permit and conditional use for Streamside Pines LLC (formerly Praise Mobile Home Park) at 438 Finson Road, allowing the owner to pursue placement of homes on vacant lots and maintain the park’s existing well-and-septic utilities while later pursuing utility connections if desired.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6584333,"Bangor planning board approves permit for Cedar Falls mobile home park at 666 Finson Road",2778,563000,3341000,"/Search/View?dp=1&key=5783737-11b0b6c6b9651628e6e81f0f0f543de0&start=563&end=3341","https://assets.pipeline.soar.com/5783737-11b0b6c6b9651628e6e81f0f0f543de0/thumbnail_563000.jpg","/articles/6584333/Bangor-City/Penobscot-County/Maine/Bangor-planning-board-approves-permit-for-Cedar-Falls-mobile-home-park-at-666-Finson-Road","https://secure.pipeline.soar.com/6584333-2eccd01ed1f11c59e8c7698f64a29963/orig.mp4?Expires=1771137773&Signature=g2dadWj4Qk1z6iJidc8ibI3zZu0Aa7nVYb7g1fmMk9uGFfQpSgOA4QQuObGOdxWJ3OcTYfQDHTsexVC0LnulXsKLRYGENBvZqUHK~b0T-lkGoqyb0a1sD~Jn6uX9crZjEyydlyS9XQn6WjD2wKxusdRzMKII~wkTNHVUZBOnmoT3khdb8WCh935IO~z16sCmJZO~HwybnjRvhIoxDO4E-eml9fm5NqncxPpzhn6vAFADZSe2idBk6SDM20E~fSzCb2OXwIc1mmi2xN1uEEuf2iwggJi9byFVTOAI1S7lzV20uoBWFnXQpjx4D6BCQLoqEFaxEzC6Utk1JKF~gLxEUA__&Key-Pair-Id=KUT5TJCACFTXG","The Bangor City Planning Board voted unanimously Sept. 16 to grant a land development permit and conditional-use approval for the existing Cedar Falls Residence Cooperative mobile home park at 666 Finson Road, Map Lot R21-011.

The board debated whether to vote on each of the code standards listed in its agenda packet or to vote only on the overall decision. After discussion about how the project predates modern permitting, staffing reviews, and recent changes in state law that affect mobile home park standards, the board voted to proceed by reading and voting on the decision rather than on each individual standard. The motion to grant the permit passed by roll call with all members voting yes.

Why it matters: The decision confirms the park’s conformity with the city’s updated mobile-home standards so the cooperative can seek approvals for future repairs or limited expansions without being blocked by the park’s prior nonconforming status. Residents and cooperative leaders told the board that the permit would enable the co-op to place new homes on vacant lots and help stabilize housing for low-income residents.

Details of the project and board discussion
The application asked the board to confirm that the existing mobile home park complies with updated city code provisions that were revised to align with a new state statute. Planning staff had marked the application complete and included review notes from engineering, code enforcement, fire protection and the Bangor Water District; those departments reported no outstanding objections in the packet.

Board members expressed concern about the granularity of some of the listed standards—for example, items about minimum street frontage, electrical service, grading or erosion control—because many of the features reflected the park’s historic configuration rather than new construction. \"I find it very hard to agree with some of the conditional use standards,\" a member said, noting the code’s requirements for architectural style and building bulk. Another member said the statute had effectively restored the parks to the standards that applied when they were originally built and that the permit would provide a practical baseline for any future improvements.

Cedar Falls representatives and residents addressed the board in support. Ronnie Pinkham, identified as Cedar Falls cooperative president, described the new site map prepared to replace a 1981 plan and said the cooperative is working with Bangor Housing to place homes for low-income residents. \"We fixed that. We are fixing the manholes. We are doing everything in our power to make the park a better place,\" Pinkham said. Several residents said the co-op’s ownership reduced displacement risk and that delaying approval could threaten the cooperative’s finances.

Board action and next steps
The board first voted unanimously that the application was complete. After public comment and internal discussion, the board voted unanimously to consider and vote on the decision only, then voted unanimously to grant the land development permit and conditional use for the project.

The board and staff indicated standard post-approval steps: the applicant will receive a signed copy of the board’s decision and then work with code enforcement and other city departments for any required permits or modifications. The planning board noted that any future expansions or new lots would be subject to additional review and required modifications to the approved plan.

Ending
The planning board moved immediately to consider a similar mobile-home-park application for the next agenda item.
","The Bangor City Planning Board unanimously granted a land development permit and conditional-use approval for the existing Cedar Falls Residence Cooperative mobile home park at 666 Finson Road after agreeing to vote on a single decision rather than on each listed standard individually.","actionData","errors"]

Article not found

Planning board grants major permit for Bangor Region YMCA project at 315 Main Street, with DEP stormwater condition

Planning board clears Streamside Pines mobile home park at 438 Finson Road

Bangor planning board approves permit for Cedar Falls mobile home park at 666 Finson Road