HomeMy WebLinkAbout2005-01-11 Planning Board Minutes
PLANNING BOARD NEIGHBORHOOD WORKSHOP
JANUARY 11, 2005,
ABRAHAM LINCOLN SCHOOL
MINUTES
Board Members Present: Robert Guerette, Chairman
David Clark
Hal Wheeler
Nathaniel Rosenblatt
Ryan King
Patricia Cummings
Bill Masters
Jonathan Siegel
City Staff Present: Katherine Weber
James Ring
Peter Witham
David Gould
Lynn Johnson
City Councilors Present: Mayor Farrington
Councilor Gratwick
Councilor Hawes
News Media Present: WABI-TV
WLBZ-TV
Bangor Daily News
Chairman Guerette introduced himself and welcomed those attending the
meeting. He explained that the reason for the Workshop is to provide for an
open forum to talk about the City’s Comprehensive Plan Update. Chairman
Guerette explained that the Comprehensive Plan is something that has been
around for a long time and all of the information that goes into the Plan dates
back to 1940 when the City started paying attention to what is happening around
town. Interest was in which streets were large main streets, parks, and how to
use the land to make Bangor a pleasing, productive, and economically viable
place to live and work. In 2000, the City adopted its most recent version of the
Comprehensive Plan. By law, the City is required to update the Comprehensive
Plan every 10 years. The City has decided that they do not want to wait 10
years to make an update. They want citizen input into the plan halfway through
to make any mid-course corrections, if needed, to make sure that the Plan is a
policy that suits everyone as best as possible. He indicated that this is not a new
version, just an update.
Chairman Guerette explained that the meeting was being audio taped, as
all Planning Board Meetings need to be taped for the record. He asked that
those speaking introduce themselves, and then asked the Planning Board
Members to introduce themselves.
After the introductions, Chairman Guerette explained that when an issue
comes before the Planning Board, the Board is charged with deciding if a
particular application meets the City’s Ordinances and the Land Use Code that
the City has adopted. What the Board is discussing at this workshop is a level
larger. The Board will be talking about the zones that allow certain types of
developments, where they can go, and whether or not they are appropriate.
The Board will be discussing transition zones. An example of a transition zone is
where a residential neighborhood might be located next to a mall and the
transition area is the zone line in between the two of them. In these instances
there could be concerns by both parties.
Chairman Guerette indicated that the Board would like for participants to
come forward and introduce themselves by name and address. Chairman
Guerette said that if the participants have questions or issues, the Board is here
to listen. He explained the order in which people would be given an opportunity
to speak. First, those people that live in this quadrant, then people who live in
any of the other quadrants, and then anyone else would be allowed to speak.
He noted that there will be three more neighborhood workshops and that
everyone is invited to attend and speak. Chairman Guerette then ask Planning
Officer Weber to make some remarks.
Planning Officer Weber welcomed those in the audience and indicated that
the Planning Board and Staff are here to listen to their questions. She said that
she hoped that everyone filled out a Survey and signed the Attendance Sheet.
Ms. Weber explained that this is one of four neighborhood meetings proposed
around the City. At each meeting, participants will be asking to fill out an
Attendance Sheet and a Survey. Ms. Weber said that there will be more follow-
up and a sharing of the information as this progresses.
Ms. Weber explained what the Comprehensive Plan Update is. She
presented facts about the quadrant being discussed. Ms. Weber said that
Bangor has a long history of planning and was the first community in Maine to
have a Zoning Ordinance. She indicated that this will be the fourth
Comprehensive Plan project done by the City and this Update will be to
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document the changes that have occurred since the 2000 Update. 2005 is an
interim as ten years is a standard time for a Comprehensive Plan. Ms. Weber
indicated that there has been a lot of activity that has taken place. The
Comprehensive Plan 2005 Update will either validate existing policies, or
establish some new policies for the 21 transition areas that we will be focussing
on during the update process. Ms. Weber noted that there have been new
studies done since 2000 including a new Airport Master Plan and a new
Waterfront Plan. Other transition areas include Bass Park, and the Stillwater
Avenue corridor. A transportation study has just been completed for the
Stillwater Avenue corridor and there is more information on the natural resources
of the City. The Update will serve as a guideline and blueprint for the Board to
look at planning and requested zone changes for the next five years. Ms. Weber
indicated that the Comprehensive Plan is the guiding document for land use,
policies for housing, transportation, natural resources, and infrastructure.
Ms. Weber explained that the Comprehensive Plan is divided into four
sections that describe the existing conditions, synthesis section, emerging issues
including infrastructure, demographics, environment, and land use patterns.
Another Section contains Planning Elements for each one of these specific areas
with suggestions for programs and strategies to implement the policies. The
Comprehensive Plan is also considered by the City Council in its deliberations for
the Capital Improvement Program. There are a number of on-going projects
that have been underway since 2000 and prior to 2005, and will continue into
the next five-year period. Some of these projects include Downtown
Revitalization, Waterfront Redevelopment, the Waterworks Project, the Maine
Business Enterprise Park, Bangor International Airport, and Bass Park. There is a
broadening of the revenue base within the City and that is taking advantage of
the development projects that we hope to attract. Other considerations are
neighbor preservation, conservation natural and cultural resources, as well as,
expansion of City forest and the woods, and the enhancement of the parks and
playgrounds.
Ms. Weber noted that there are six evolving trends that policies will focus
on in the new Comprehensive Plan 2005 Update. Bangor is a regional service
center. Population and labor force statistics indicate a moderate grown in retail
and service sectors with more specific growth in the medical, the financial and
the technical sectors. The trend is for increasing participation in the global
market, interest in increasing cultural and artistic growth, and a special interest
in revitalization of the Downtown.
Planning Officer Weber discussed the quadrant under consideration at this
meeting indicating that there are 11 transition areas in this quadrant. She
explained that this was the beginning of the dialogues at neighborhood meetings
where the Board will listen to and get ideas. The surveys will help to develop
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strategies, goals, and elements. After these meetings, drafts of the Plan will be
developed, there will be more workshops to share those drafts and specific
interests in those parts of the plan will be engaged in the process. When the
Plan comes to a final draft, there will be public hearings held and then the City
Council will review and adopt the Plan sometime in the Summer of 2005.
Ms. Weber explained that the City of Bangor’s population in 2000 was
31,469. In 1990 it was 33,181. Bangor lost over 1,000 people in the last
Census. Ms. Weber indicated that there are 9,899 people living in this quadrant
of the City and this is down 668 people from the 1990 Census. Housing units in
this area are 4,793 units in 2000 and that is down 152 units from the 1990
Census. The mean population age for the City is 36.1 years and the largest
population is the 18-29 age group followed by seniors and school age children.
The projections done by the State Planning Office continue to indicate a decline
with a projected loss of 536 people by July 2005 and in 2010 a loss of 690
people over the 2000 population. This is an indication that the population is at
least stable, but not increasing dramatically. Ms. Weber indicated that this is a
quadrant that has quite a few facilities. It contains part of the urban core, part
of the Mall area, some undeveloped land now being subdivided, State of Maine
facilities, Bangor Mental Health Institute, the Levinson Center, the Maine
Department of Transportation facilities, the employment security building and the
Veteran’s Home. Other facilities include the Federal Building, the Post Office,
Eastern Maine Development Corporation, Eastern Maine Medical Center, St.
Joseph Hospital, the Bangor Children’s Museum, City Hall, the Library, two Fire
Stations, seven schools, seven parks, and three Historic Districts. Also, this
quadrant includes the State Street corridor, the Broadway corridor, the Great Fire
District, the Downtown Central Business District, and 19 historic landmarks. Ms.
Weber indicated that these will be part of the inventory process for the draft
plan.
Since 1990 and 2005 there have been several developments including: the
150-bed Maine Veteran’s Home, a 70-lot subdivision (Rolling Meadows
Subdivision), and the Waterworks has been through three develop proposals and
is still struggling to recreate itself. There has been a lot of expansion of the
commercial area along Hogan Road area with car dealerships, Sam’s Club, and
new restaurants. St. Joseph Hospital had a 71,000-square foot expansion and
parking. Eastern Maine Technical College added a large Katahdin Hall, the
Library expanded, a new Fire Station was constructed, and Eastern Maine
Medical Center has gone through four large development projects including the
parking garage, ambulatory care facilities, the Webber III building, and other
specialty services. The Downtown has also seen some growth. Ms. Weber
noted that at the next workshop, the other side of the Kenduskeag Stream will
be looked at.
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Ms. Weber also discussed traffic counts for the major roads in this
quadrant as well as the transition areas in this area.
Mr. Guerette asked for comments from the audience.
Mr. Ken Buckley, of 207 Forest Ave, expressed his concern about traffic on
Stillwater Avenue. He asked whether or not there have been preparations to
enlarge Stillwater Avenue or make additional access roads to it. Mr. Buckley
asked how well the commercial zones are going to be defined from the
residential areas, especially in the Mt. Hope Avenue and Stillwater Avenue
regions. He said that people use the Forest Avenue area to get from Stillwater
Avenue to Mount Hope Avenue as a through street.
Mr. Rosenblatt noted that it was his understanding that a connection with
the new shopping area along with some improvements to Stillwater Avenue has
been mandated by the State.
Mr. James Ring, City Engineer, indicated when there is any large
development or a change in land use, it generates a certain amount of traffic.
The threshold requirement of the Maine Department of Transportation requires
that development get a Traffic Movement Permit. The Parkade development will
be required to do improvements to mitigate impacts from their development. In
theory, development has to make improvements at the development’s expense.
For each development, there is a cumulative effect that needs to be evaluated
for the overall impacts for the future. One of the things that Bangor has done
with the Metropolitan Planning Organization at Bangor Area Comprehensive
Transportation Study (BACTS) is look at the Stillwater Avenue corridor. That
study does recommend some improvements over time to ease traffic impacts
and to make that portion of Stillwater Avenue more residential in character. It
also looks at the other end where the commercial activity is.
Mr. Masters asked if it is possible to put a crossing bridge over Stillwater
Avenue as there is a school and a little league field in the area and is dangerous
for children to cross over Stillwater Avenue to get to them. He said that he could
live with the traffic if you could get across Stillwater Avenue without danger.
Mr. Ring indicated that the study includes recommendations to provide for
vehicular traffic but there is a limited width to Stillwater Avenue so there are
general concepts proposed for that section of Stillwater Avenue. One suggestion
is better lane definitions to maximize pedestrian friendliness. A pedestrian bridge
is not a suggestion, and it might involve some ADA issues.
Mr. Masters said that he would like to see a solution to allow kids to cross
over Stillwater Avenue. He said that traffic is better since the I-95 interchange
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opened. However, when the Bangor Parkade project opens up there will be a
traffic light and an alternating light with queueing cars. Mr. Masters said that he
would hate to be reactionary, but would like to be proactive.
Mr. Ring indicated that this was looked at the time of the Parkade
process. A traffic study was required by MDOT and looked at by the City.
Ms. Christina Debold, Palm Street, thanked the Board and the Planning
Office for having the neighborhood meeting. She indicated that she is interested
in keeping the integrity of the residential neighborhoods and feels that the
residential neighborhoods are under pressure. She said that she was surprised
to see that the population is going down. She said that she hoped that the
residents of the City would be given priority. She also noted that she was skiing
in the City Forest and the City of Bangor should be congratulated for having it.
Mr. Dean Beaupain, a Clyde Road resident who also owns a property in
the Broadway District, indicated that he recently converted a residential unit into
an office. He said that he did not feel that office use was incompatible with
residential use in the Historic Districts. He also said that he did not feel that off-
street parking in the Historic Districts needed to be provided. He noted that
there is no need for off-street parking in the downtown area but there is on
Broadway. He told the Board that he would like to see some flexibility as it is
very expensive to own and maintain these buildings. He said that he felt that
this is a good time to look at this.
Mr. John Rohman, 198 Broadway, told the Board that he felt that the
historic fabric and the residential fabric is one of the areas we need to keep as
sacred as we can. Between John Bapst High School and Broadway Park there
are a number of homes that were multi-family homes that are now shifting back
to single-family homes. He noted that 12 or 15 years ago, the Planning Board
and the City Council looked at that area. Because of policies made at that time,
people are fixing those homes, and in the tree streets there has been substantial
improvement. He said that he applauded the City for holding the line in maintain
the sanctity of the residential districts.
Mr. Rosenblatt noted that the previous speaker asked the Board to look at
offices uses being incompatible. Mr. Rohman said that he felt that they are
incompatible. He noted the Sun Mortgage Company building that is on the
corner of Cumberland Street and Broadway. He said that there were a number
of folks who said they wanted to keep it residential and not have it switched over
to business. There are residential folks that feel that it would have been a
domino effect to allow commercial uses. Mr. Rohman said that there is a need
to draw a line in the sand to maintain the residential character of the City. Mr.
Rohman noted a parcel of land located on Union Street abutting Interstate 95.
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Several years ago, an applicant requested a zone change on this lot for
commercial use saying that it would not be rebuilt for residential use. The City
Council denied the request. Today someone is building residential buildings
there.
Mr. Masters indicated that he agreed that the integrity of residential area
needs to be maintained, and noted that there are many unique residential
properties. He indicated that he felt that these buildings should be saved, but
several were converted to multi-family units and are being used and taxed to a
point that they are overused. He said that he could not help but wonder if
allowing professional office space would allow for the use of that property to
become more economically viable. He said that he did not know of any attorney,
doctor, dentist, or accountant that would buy one of these properties and allow it
to degrade and was not sure that single-family uses are practical. That type of
flexibility would help us to save some of these properties.
Mr. Rohman said that the “proof is in the pudding,” and the reality is that
people are buying these historical buildings and turning them back into single-
family homes. While he said that he understood the argument for putting in
high-end professional office space, he would like to see more residential activity
because introducing business activity takes away from the residential activity.
Mr. Masters indicated that with all of the doctors and attorneys, that he
did not feel that office use in these large buildings is intrusive in the hands of
professionals who can put the money into them. He said that there was a need
for some reasonableness.
Mr. Wheeler said that he felt that the Board came here to this meeting to
listen and not to talk or debate. He suggested that the Board not debate the
issues but make themselves available to hear the opinions of the public.
Ms. Pam Miller, 191 Parkview Avenue, expressed her appreciation for the
survey. Ms. Miller indicated that she walks on the streets, and noted that there
are not enough sidewalks or crosswalks. She said that the existing sidewalks
because of their condition, are very easy to slide into the road on a winter day.
She said that she didn’t need a survey to know that. Ms. Miller said that we
have a wonderful opportunity. The waterfront with plain old nature interacting
with wonderful festivals is done without a lot of money. She said that she did
not feel that the City should be sponsoring a “5-Star Hotel.” She said that she
felt that there should be a way of connecting the City to Bar Harbor, and to use
our resources for family vacations. She said that she felt that Bangor could be
the family vacation capital of the United States. She said that they felt that there
was a wonderful opportunity here and felt that the City should do more to
advertise.
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Ms. Gwenthalyn Phillips thanked the Board and said that she agreed with
everything Ms. Miller said. Ms. Phillips said that the Comprehensive Plan process
gives us an opportunity to look at where we want to be. She said that people
do want to come here as they want to be in a place where there is culture,
quality of life, and neighborhoods. Ms. Phillips felt that the technical sector pay
is better than retail sector pay. She asked where the City wanted to be in 15
year. Ms. Phillips indicated that she felt that hospitals are very important but
when you look at how many housing lots have been lost because of the
expansion of St. Joseph Hospital that maybe it is time to go up and not out. She
said that there has been a great deal of improvement in the Curve Street area
and said she would like to see affordable housing available in our City and not
just high-end housing. She indicated that she would like to protect the
neighborhoods.
Mr. Paul Svendsen, 89 Howard Street, told the Board that he was on the
Planning Board during the time of last update. He said that in his experience
when you start letting professional businesses in then property values are going
to increase. Shortly, there will be another professional business going in and
soon it just eats at the neighborhood and becomes a professional office park.
Mr. Svendsen indicated that there are places for businesses and places for the
neighborhoods. He said that it is the Planning Board’s job to preserve the
neighborhoods. Mr. Svendsen also expressed his concern for people using
Howard and Garland Streets as thru streets. He suggested that Howard Street
be made a one-way street and asked that this issue be revisited.
Mr. Mike Robinson, a Parkview Avenue resident, had comments about the
on-going waste water separation project in this neighborhood. He asked that if
there were more projects in the area, that the subcontractor be asked to do a
better job with communicating with the neighbors as to when and where the
construction would be taking place. Mr. Robinson said that his basement got
flooded and other people had problems. Mr. Robinson also said that he hoped
that the Dakin Pool would not be closed. He said that it is a nice pool and that
perhaps through public fund raising, enough money could be raised to preserve
it.
Ms. Jody Jellison, a Howard Street resident, had concerns about traffic.
She said that many people use Howard Street to pass through to the Mall. She
said that are a large number of schools and parks in this area and anything that
can be done to solve the persistent traffic problems would be appreciated. She
said that roads like Hogan Road can handle traffic, but the side streets cannot.
Mr. Bill Phillips, 75 South Park Street, told the Board that he lives in a nice
neighborhood and walks to work in downtown everyday. He said that this is a
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real selling point of the City. He expressed his concern that when old houses are
destroyed by fire it may be difficult to rebuild them because of their lot sizes and
he asked the Board to look at this issue. He said that the Zoning Ordinance
needs to reflect the type of housing that exists within the neighborhoods.
Ms. Lucy Quimby, a Kenduskeag Avenue resident, told the Board that she
has an office at 43 Columbia Street that is a residential building that became a
mixed use. She noted that this building is a community within the building and a
wonderful experience. She agreed that a mix of professional office use and
residential uses were appropriate and compatible uses. Ms. Quimby also asked
the Board to think about the Penjajawoc Stream that does not meet the Federal
water quality standards and needs to be cleaned up. She noted that the Stream
flows through the Mall and that BACORD and the Audubon Society have a spring
clean up to clear the area of trash and make it an attractive place to have lunch
or wander through. Ms. Quimby also noted a series of sites to go birding such
as the Cemetery and Bangor Mental Health Institute. She said she would like to
see these areas be connected in order to go from one to another, as she felt that
this would be another outdoor gem for recreation and would really add to the
quality of life here.
Ms. Pam Taylor, 74 Jennifer Lane, said that she was happy to hear that
people wished to preserve the neighborhoods. She said that she lives in
Stillwater Gardens that is no longer a neighborhood because of the development
next door. She indicated that she is very concerned about commitments for a
150-foot buffer zone with trees and shrubs. She was also concerned with the
detention pond as it is dangerous for the area children and contains mosquitoes.
Mr. George Burgoyne, a Center Street resident and former Planning Board
Member, indicated that he is concerned about the enforcement of plans and
agreements. He said that screening and light and noise standards should be
looked at and that stronger language would give the Code Office more to go on
for enforcement.
David Nealley, of 107 Sherman Avenue, noted that there is traffic
congestion on Kenduskeag Avenue as the path of least resistance is the tendency
for drivers. He said that having more stop signs would mitigate excess traffic on
side roads. Mr. Nealley said that he would like to see healthy compromises on
residential and commercial development. Mr. Nealley noted that Bangor is the
center of the region to provide the commercial activity, hospitals, retail, financial,
and legal services. He said that there needs to be healthy balance with
commercial development.
Suzanne Kelly, of 380 French Street, felt that the City should be made
more pedestrian friendly by connecting our resources from the Downtown to the
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City Forest, and to the Kenduskeag Stream. Ms. Kelly said that she felt that we
have a lot of natural, commercial and residential resources. She said that open
spaces should be preserved and that the Mall area should be more pedestrian
friendly. She felt that more should be done to encourage pedestrians and
neighborhoods.
Ms. Valerie Carter, 112 Birch Street, indicated that the schools are
wonderful but one of the problems in the winter is that the sidewalks are not
well cleared of snow forcing kids to walk in the streets. She said that this is a
health issue when you take kids to school in cars rather than have them walk to
school. Ms. Carter commended Mr. Masters for his concerns about sidewalks in
new subdivisions.
Mr. Mike Robinson asked if it would be possible to put a cone in front of
the YMCA because of the traffic on Hammond Street. Mr. Robinson commended
Mr. Ring for the entrance to the waterfront. He noted how wonderful the
brickwork is, and added that it makes a spectacular entrance into the waterfront.
Mr. Bill Phillips noted the diverse socioeconomic groups within the
community.
Ms. Lucy Quimby told the Board that her daughter is in college in
Burlington, Vermont. While visiting, she went to City Hall to see how they do
things. She told the Board that Burlington Vermont has a committee of
architects that decide how buildings are going to look.
Mr. Paul Svendsen noted that in Massachusetts there are people who are
taking a one-quarter acre lot, then tearing it down, and building a million dollar
home. He suggested that the Board look into lot sizes that are disproportionate
to the surrounding properties.
Chairman Guerette noted that this is the first of four meetings. He
thanked those attending, adding that it was a great turn out. He noted that the
Board will be receiving these comments at all four meetings, taking stock, and
incorporating them into an update. Then there will be a Public Hearing to go
over the final offerings. Chairman Guerette noted that the next meeting
covering the west side urban area will be in two weeks at Fairmont School on
January 25, 2005. As there were no further comments, the Meeting was
adjourned at 8:25 p.m.
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