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
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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.
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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.