HomeMy WebLinkAbout2005-01-28 Penjajawoc Marsh / Bangor Mall Management Commission Minutes
Penjajawoc/Stillwater Stakeholders Task Force
January 28, 2005 Meeting
Meeting Summary
Attendance: All stakeholders attended.
Miscellaneous: Copies of The Bangor Daily News editorial of 1/28/05 were distributed,
which reaffirmed the job of the Task Force was “to balance \[development\] with
protecting as much of the Penjajawoc as possible.”
The Meeting Summary of the 1/21/05 meeting was changed to eliminate the words “the
City Forest, returning via” in the description of the Task Force’s study area. It was noted
that Lucy Quimby had also passed out the “Audubon Report” at the 1/21 meeting.
Finally, the issues to be addressed by the Task Force was amended to include “f)
Recommended zoning, ordinances, and land use changes, if any.”
Presentation: Kate Webber, Bangor City Planner gave a presentation about the current
state of planning and zoning in the study area. The fourth revision of the City
Comprehensive Plan will be issued in June, 2005, updating the 2000 version. The current
conceptual land use categories in the study area include: government and institutional,
low density residential, shopping and personal service, general commercial and service,
rural residential and agricultural, parks and open space, and resource protection. The
three actual zones in the study area are resource protection, rural residential and
agriculture, and commercial.
The existing commercial zone covers 180 of the 1,869 acres in the study area. Kate
briefly described the federal and state regulatory process under the Site Location of
Development Act (SLODA) which covers natural resource permits and has 28 categories.
Traffic analysis is separate and is the responsibility of the Maine DOT. The City is
responsible for issuing Site Planning and Code Enforcement permits. The City only
requires 3 parking spaces per 1,000 sf of commercial development, but developers often
offer more for shoppers’ convenience.
Vision: Stakeholders were asked to articulate their respective visions for the study area
and this process. The following were responses (some of which were reiterated more
than once):
My ideal vision is affected by the reality of the ongoing projects
Bangor should recognize the marsh as a jewel for its extraordinary value as home
to significant wildlife habitat
Farmland conservation
We should find ways to conserve even in the City’s designated “growth” area
The City’s interests include preserving the natural habitat AND maintaining its
tax base and maintaining our status as a regional service area
Appropriate public access open to all on an equal treatment basis
Sufficient buffer zones to protect birds
Reduction in hostilities among differing interests
We are all proud of the Penjajawoc marsh because of its unique location
immediately adjacent to urban area
Development occurs at a “respectful distance” from the marsh
Fairness to landowners
Reach out to find common ground
A process which would honor landowners’ interests and give them alternatives
which allow for a commercial return
Our history can be out future if we preserve Bangor’s architectural heritage and
the precious resource
This allows us to condense development to prevent sprawl
I would like to be able to drop my kids at the mall and then walk for an hour in a
“greenbelt” surrounding the marsh (keeping it in rural protection)
Landowners have a right to make a profit
We want a great livable city to live and work in
We must recognize certain realities we can’t change (e.g. the Interstate)
What can we do that will last for the next 30 years or more?
This study area is part of the larger Caribou Bog project, which may give us some
opportunities for tradeoffs or mitigation
We must recognize we all wear various “hats” (landowner, developer,
environmentalist) so there are no easy divisions
We must balance a healthy economy with preservation of natural areas
We are in competition with other towns and if we overly restrict development we
may jeopardize our status as a regional service center
The influx of Canadian shoppers means Bangor will “explode” in the next 10
years
We should use this as an opportunity to start now to work with developers who
are willing to work with Land Trusts and others to protect natural areas
We should develop a set of priorities about what needs most protection
We should see this as an opportunity for a “win-win” solution by using the
developers’ obligation to mitigate as a chance to protect natural areas.
This should dovetail with a pragmatic Comprehensive Plan
We should consider conservation easements and purchases which give
landowners’ compensation
We need legal protection for the marsh
I’d like to keep it as it is, for my privacy and for my children
We must come up with ways to alleviate traffic on Stillwater Avenue
The Railroad bed has historical value
Some landowners have already agreed to a 600’ setback from the wetland edge
I’d like to move or build a single family home overlooking Black Pond
I’d like to see a nursing home named for m grandmother
We need a buffer from the railroad bed to the mall
We could have a horse drawn carriage ride on the railroad bed; this may require a
bridge where the stream crosses the railroad bed
We should consider opportunities for water level control in which the affected
landowners have input
Development which addresses environmental concerns
We may need a barrier to keep deer out of the mall area
It was noted that while there are differences, that many of the stakeholders articulated
similar interests for the stud area. In a general discussion after the visioning exercise,
stakeholders noted that Bangor could maintain its status as a regional “draw” in a variety
of ways, including eco-tourism.
Differences in scientific data: It was reemphasized that the Audubon study of the marsh
was created to create an “ideal” situation for the wildlife, while recognizing that
“compromise is our job” (the Task Force). The report is a starting point for dialogue,
“not a demand”.
Update on ongoing projects: Kevin Kane distributed copies of Widewaters’ preliminary
development plan for its land. John Corbett discussed the Maine DOT “scoping”
meeting, during which, at the City’s suggestion, the area of traffic impact and analysis
was expanded to State Street and Broadway. This study will take 7-8 weeks. A
discussion ensued about the status of the proposed Parallel Access Road, the land for
which is currently owned by one of the stakeholders, and whether its rerouting or
elimination would create more opportunity for a buffer in the Widewaters project. It was
noted that the data necessary to an informed decision on this question would only be
generated by the W/S traffic study.
Next Steps and Next Meetings: Meetings were scheduled for February 4, 11 and 18,
all from noon to 3 p.m.
At the next meeting Bob Duchesne will make a presentation on the opportunities for eco-
tourism presented by the marsh. Then John Corbett and Kevin Kane will make
presentations about their proposed projects. At the next meeting, Carol Epstein will
work with City staff to produce working maps showing actual land ownership, in order
for the Task Force to begin its assessment of the impact on various options.
Meeting Summary prepared by facilitator Jonathan W. Reitman, 47 Ocean Drive,
Brunswick, ME 04011, jreitman@blazenetme.net, 729-1900.