Bangor planning board approves 5‑lot flag lot at 1593 Essex Street with flood‑elevation condition

Bangor — The Bangor City Planning Board voted unanimously April 15 to grant a land development permit for a five‑lot flag‑lot subdivision at 1593 Essex Street, allowing the owners to create a rear building lot while retaining the existing residence. The decision included a condition requiring that any structure built within a mapped flood hazard area have its lowest floor, including the basement, at least 1 foot above the 100‑year flood elevation.

Charles and Melissa Cole, who identified themselves as co‑owners and said they had taken over the family farm, told the board they plan a single‑family home on the new rear lot and will continue to keep the remaining land in pasture. "My mother‑in‑law plans to reside in her house to the last day," Charles Cole said, describing the request as necessary to obtain a VA construction loan.

Staff told the board the application was complete and included required fees, and the city engineer had reviewed the proposed plat. Planning staff also flagged a flood‑hazard advisory that was folded into the board's decision. During deliberations board members asked for a clearer condition stating that if any structure on the lot is built within the mapped flood hazard it must meet the elevation requirement; the motion was amended and adopted with that language.

Neighbors spoke once during the public‑comment period. Andrea Oldenburg, who said she lives in Devon Park near the site, asked whether the project would add more than one home; the applicant confirmed the plan is for a single new dwelling.

Board discussion also addressed a pipeline easement crossing the property. The applicant said he had contacted Bangor Natural Gas and would coordinate any construction or roadway work over the easement so the pipeline could be located and protected.

The board recorded unanimous roll‑call votes approving the application's completeness, parts 1–3 of the standards review, and the decision to issue the land development permit with the stated flood‑elevation condition. Officials advised the applicants to contact code enforcement about next steps for building permits and registry recording.

Why it matters: The decision allows the family to secure financing for a new residence while imposing a site‑specific flood mitigation requirement, reflecting the board's review of both subdivision standards and local flood‑hazard mapping.