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HomeMy WebLinkAbout2012-09-18 Planning Board Minutes PLANNING BOARD OF THE CITY OF BANGOR MEETING OF SEPTEMBER 18, 2012 MINUTES Board Members Present: Miles Theeman, Chairman Paul Bolin Charles Boothby, Alternate Member Doug Damon John Kenney John Miller Andy Sturgeon Julie Williams City Staff Present: David Gould Rosie Vanadestine Peter Witham Chairman Theeman called the meeting to order at 7:00 p.m. CONSENT AGENDA As no one wished to remove the item for discussion, Chairman Theeman asked for a motion. Mr. Sturgeon moved to approve the Consent Agenda. The motion was seconded by Ms. Williams and it passed unanimously. The item approved is as follows: Item No. 1: Site Development Plan approval to reconfigure an approved Flag Lot located at 1398 Essex Street in a Rural Residence and Agricultural District. Martin Fell, applicant PUBLIC HEARINGS Item No. 2: To amend the Land Development Code by changing a parcel of land located at 63 Sixth Street from Urban Residence 1 District to Contract Urban Residence 2 District subject to certain conditions. Said parcel containing approximately .48 acres. City of Bangor, applicant. C.O. # 12-303. Chairman Theeman opened the Public Hearing and asked for a presentation. Ms. Rosie Vanadestine, Director of Economic and Community Development, indicated that the City had acquired the property under the Neighborhood Stabilization Program (NSP). The federal 2 Program allowed communities to purchase properties that were foreclosed on and rehabilitate them and make them available to low to moderate income families. Ms. Vanadestine noted that the structure at 63 Sixth Street was very large and on a large lot for the area. There was some concern that rehabilitating the existing large structure as a single- family home would be more costly than they could sell it for under the program guidelines. While the City had previously sought to make it a four-unit building, neighborhood concerns over multi-family housing encroaching upon the neighborhood directed them to seek zoning for a one or two-unit building. Chairman Theeman asked for comments from proponents. As there were none, he asked for comments from opponents. Ms. Marie Lopez, a resident of 56 Sixth Street, indicated that she did not want the neighborhood to change from one of owner occupied homes to one of absentee landlords. Mr. Gary Saunders, who resides at 12 William Street, indicated that he purchased his home in 2006, and the decision was heavily influenced by the family-friendly atmosphere of the neighborhood and its close proximity to schools. He indicated that he is concerned about the rental properties in the neighborhood that tend to be the source of concern. Ms. Carol Sherman, who resides at 19 William Street, spoke in opposition and was concerned about multi-family creep in the neighborhood. She asked if Habitat for Humanity had an interest in the building as a single-family dwelling. Larry Pare of 56 Sixth Street indicated that he had resided at Sixth Street for a long time and raised a family there. He indicated he was concerned that changes to the zoning would start his neighborhood down the road to rental units and associated problems of the Third and Main neighborhood. As no one else spoke, Chairman Theeman closed the Public Hearing and asked for Staff comments. Planning Officer David Gould noted that the Comprehensive Plan Zoning Policy for this property was Low Density Residential and Urban Residence 1 District. The Planning Staff was supportive of the rezoning of the adjacent former ice cream plant as it was seen as an opportunity to remove the vacant/abandoned building from the neighborhood. Mr. Gould noted that it was a large structure and parcel and Staff supported a two-unit option or using some of this property to support the redevelopment of the Pier Street project. Member Bolin said his recollection was that the neighborhood had previously preferred a two-unit building. Member Sturgeon thought the contract for a single building with two units was consistent with the Comprehensive Plan as the large lot could be divided and support two single-family houses. 3 Member Damon thought a two-unit building was inconsistent with the Comprehensive Plan. Member Williams asked if the property could become a group home. Mr. Gould noted that State Law does not allow municipalities to prohibit defined Community Living Facilities (eight or fewer beds) from single-family neighborhoods. Mr. Gould noted that while owner-occupied is what is desired by the neighbors it is not part of the Land Development Code. Dwellings are limited to a number of units; single family, two-family or multi-family but none require the owner to occupy the dwelling unit. Mr. Sturgeon moved to recommend that the City Council adopt the proposed rezoning at 63 Sixth Street from URD-1 to URD-2 contract as contained in C.O. 12-303. The motion was seconded. The Board voted two in favor and five opposed. Therefore, the motion failed. APPROVAL OF MINUTES Item No. 3: Planning Board Approval of Minutes. Chairman Theeman indicated that the Minutes of the September 4, 2012 Meeting were in order. Mr. Boothby moved that the Board approve the Minutes of the September 4, 2012 Meeting. Ms. Williams seconded the motion. The Board voted unanimously in favor of the motion. There were no other items for discussion and the meeting was adjourned at 7:47 p.m.