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HomeMy WebLinkAbout2005-03-08 Planning Board Minutes COMPREHENSIVE PLAN UPDATE WORKSHOP MEETING OF MARCH 8, 2005 MARY SNOW SCHOOL MINUTES Board Members Present: Robert Guerette, Chairman David Clark Nathaniel Rosenblatt Hal Wheeler Jonathan Siegel Ryan King Laura Mitchell Bill Masters City Staff Present: James Ring David Gould Peter Witham Lynn Johnson City Councilors Present: Councilor Gratwick News Media Present: Bangor Daily News Chairman Guerette opened the meeting at 6:30 p.m. and thanked those present for attending. He noted that this is the fourth of four meetings held in neighborhoods to solicit citizen comments for the Comprehensive Plan Update Project. Chairman Guerette explained that the Comprehensive Plan is nothing new in Bangor. The latest Comprehensive Plan was adopted in 2000 and is a 10- year document. The City Council felt that it is in the interest of the City of Bangor to have it updated, mid-course, to insure that it is being responsive to the needs of the community for the entire 10-year period. Chairman Guerette noted that the Planning Board is not a rule making body in charge of enforcing the Land Development Code. This is the last neighborhood meeting between now and early summer, and the Planning Board intends to put in many hours in reviewing all of the information from the citizens and other means of public comment. Chairman Guerette explained that when a final draft is ready, the Planning Board will hold a public hearing to give people a chance to review the draft before it goes on to the City Council for final passage. Chairman Guerette asked those present to sign the attendance sheet and to fill out a survey. Chairman Guerette asked the Members of the Planning Board to introduce themselves. He then asked for comments from the Planning Staff. Planner David Gould explained that the City’s ability to do land use regulation comes from the State of Maine. Any such regulation needs to be consistent with the City’s Comprehensive Plan. Mr. Gould explained that the City isn’t looking at the entire Plan but rather an interim look as to whether certain areas of the Plan need at this point to be adjusted. The Planning Board is holding the neighborhood workshop meetings in order to gather input for this process. Mr. Gould noted that at one of the meetings, one of the participants said that she needed to go home but wanted to know what the Planning Board was going to do. The Planning Board is here to listen to citizen comments. The role of the Planning Board is limited in terms of what they can do as the Board does have role in site plans and subdivisions but is advisory to the City Council regarding certain applications. Mr. Gould discussed the population trends since 2000 and noted that during the last decade, the population has declined. Since the year 2000, the number of new residential developments is in excess of 300 units. While the number of housing units has been going up, the actual number of people residing in each housing unit is going down. Thus, the overall population is not increasing dramatically. Mr. Gould indicated that the City of Bangor provides services to the outlying communities. People come to Bangor for medical services, financial services, technical services, rental units, hospitals, the veteran’s home, nursing homes and retail shopping centers. One underlying key of the Comprehensive Plan is based upon the City being able to provide a full range of urban services. The Urban Growth Boundary is the limit of urban growth and beyond that boundary the developments will be more rural in nature. Mr. Gould explained that within this quadrant, the most extensive amount of growth has occurred. The lion’s share of new residential development is in this quadrant, as well as, 200,000-square feet of new retail space constructed in the Bangor Mall area. Other activity includes Husson College’s NESCOM Building, Peabody Hall addition, Winkin Baseball Field, the Lumberjacks; and, activity at the Broadway Shopping Center. Since 2000, there have been 43 new multi-family units built and 202 new single-family residential house lots created. Also in this quadrant are Bangor High School, Bangor Christian School, Prentiss Woods, the City Forest and the Essex Street Recreation Area. 2 Chairman Guerette opened up the meeting to those in the audience. Mrs. Libby Norton, 94 Thornton Road, indicated that she was present at the meeting on behalf of herself, and 149 members of the Penobscot County Chapter of the Audubon. Mrs. Norton said that she is a past president and a current Board Member. There currently are 500 members in the Penobscot Valley Chapter, 150 of which live in Bangor. Several members were present at the meeting. She indicated that the Audubon’s main concern and interest is in the Stillwater Avenue area and specifically, the protection of the Penjajawoc Marsh. Mrs. Norton said that the Audubon would like to see the upland area protected with restrictions on further development. She explained that data collected to date suggests that the Penjajawoc Marsh could be the most significant marsh in Maine. She urged the Planning Board to give the Marsh the priority it deserves in the Comprehensive Plan. Mrs. Norton also indicated that the Audubon is participating in the Penjajawoc Task Force and that she felt that this process is working. She said that she hopes that the City will make significant changes based on the consensus of the Task Force. Mrs. Norton said that an Audubon Study suggests that the City limit future development on the west side of the Marsh to 1000 feet from the upland edge of the Marsh. They also challenge the City to develop a new route, on the Mall side, for a parallel serviced road, one that will make use of existing paved surfaces and stream crossings. Mrs. Norton said that the Penjajawoc Marsh is sensitive and precious and it can be a valuable asset for the City, as well. On behalf of herself, Mrs. Norton thanked the Board for holding the neighborhood meetings. She said that Bangor has a great public library, YMCA and YWCA, senior center, and children’s museum. She asked that the downtown be made more bus accessible. She noted that she and her husband use public transportation and would like to see the buses running at night and on Sundays. Another suggestion would be to close Main Street or Central Street like in Boulder Colorado, and add more restaurants and shops. She said that if that were done, that parking would again pose a problem and asked if a task force would be willing to work on it. Mrs. Norton also suggested that more parking spots be reserved, or that parking limits be extended for 2 or 3 hours, for members of the Senior Citizen Center. Mrs. Norton said that she likes having park and open space at the end of her street, at the City Forest and at the Orono Board Walk. She said that Bangor is fortunate to have the Penjajawoc Marsh and urged the Board to preserve the integrity of the Marsh. Mrs. Norton said that more development could be placed around the Airport rather than around the Penjajawoc Marsh. 3 Ms. Hope Brogunier, 60 Leighton Street, told the Board that there needs to be a balance of conservation needs with development pressures. She indicated that her main concern is the value of the Penjajawoc Marsh and how to conserve it. She said that she is grateful that the process is underway with the Task Force to address this issue. As work goes forward, she hopes that the outcome will be that there will be a conservation plan that will have the support of the Planning Board. She also said that the City is long over due for a Conservation Commission to oversee such a conservation plan and that has a continuing part to play in reviewing the Comprehensive Plan, in a functional way, in the application process. Ms. Brogunier noted that the City is presently engaged in being a pilot project for a comprehensive watershed plan for the Penjajawoc Watershed. Such a plan, when it exists, will indicate the goals for keeping streams in compliance and how to protect open spaces. She added that if the City had had a Conservation Commission five years ago, then it may have been established that it was very important to pay attention to the Penjajawoc Marsh. Attorney Tim Woodcock, of Eaton Peabody, indicated that he represented the Hogan Road/Stillwater Avenue Associates Group. Several Members were present. Mr. Woodcock said that he wanted to extend their appreciation to the Board Members and City Staff for their long hours and dedication. He went on to say that the Stillwater Avenue/Hogan Road corridor is a vital contributor to the City and the region with its services and goods. It is a magnet for patrons throughout central Maine and Canada. Mr. Woodcock indicated that this area is a substantial and vital part of the City tax base that provides for the high level of city services, police and fire protection, schools, and City Staff. These businesses employ many of the region's residents. This area is an important part of the employment base of this region. Much of the area corridors have been designated as commercial and there is a significant area left to be developed. He said that he is aware of the significance of the Penjajawoc Marsh and aware of Penjajawoc Task Force. He noted that no member of Hogan Road/Stillwater Avenue Associates Group is on that Board but they are watching closely. Mr. Woodcock indicated that all businesses in this area feel fortunate to do business in Bangor and appreciate the highly skilled staff. They feel that the corridors and the area should remain open for development in any new edition of the Comprehensive Plan. This area provides a wide array of professional services. Mr. Woodcock noted that the City of Bangor designated this area for growth and the Comprehensive Plan revision should encourage growth. Growth should be managed not discouraged. If directed elsewhere, it would create sprawl. Mr. Woodcock noted the Gorrill & Palmer and Associates (Stillwater Avenue Corridor Study) recommendation of minimum impacts to Penjajawoc Stream while at the same time recommending minimal sprawl to other areas of Bangor. Growth should not be unreasonably restrained. When people go from 4 one area of the City to get one service and then to another area to get another service, then there are traffic difficulties and co-location of businesses gain an efficiency in traffic. Mr. Carl Norton, 94 Thornton Road, told the Board that he did not want any more concentration of stores with large parking lots. He indicated that he would like to avoid urban sprawl, protect open space, protect the Penjajawoc Marsh, and he hopes that the City encourages a supply of affordable housing. Mr. Norton also told the Board that he hopes that the City will consider sidewalks in all new subdivisions and repair the sidewalks around town that are in “lousy condition.” Ms. Judy Markowsky said that she grew up in Bangor and was at the meeting representing the Maine Audubon Society that owns land off of Essex Street and borders on the Penjajawoc Marsh. The Audubon was offered a donation of this land. She said that the Marsh is an amazing resource. She told the Board that the Marsh reminds her somewhat of the Florida Everglades. She recalled a recent birding trip to North Dakota and indicated that in June 2006, 600 avid birders of the American Birding Association will be traveling to Bangor for a conference. They will spend a week to ten days here and that will be a boost to the local economy with vehicle rentals, hotel rentals, etc. Ms. Markowsky said that the Penjajawoc Task Force is a big step in the process of working in the right direction and said that the Audubon wanted the Planning Board to know how important the Penjajawoc Marsh is to so many people. Mr. Paul Templeton, 28 Grant Street, told the Board that he had skied the last three or four mornings on the Caribou Bog. He indicated that he appreciates the need for commercial and economic growth and the need to make a living. He told the Board that he works at EMMC with a group of physicians who are trying to attract people to the area. He said that the easy access to the outdoors and less traffic makes Bangor an attractive place for people to locate. He asked that consideration be made to balancing growth and the assets that Bangor has. Ms. Leslie Dickenson, 153 Norfolk Street, relocated here from Baltimore, Maryland for the quality of life and for a better place to raise her child. She said that she likes the easy access to the outdoors and is very happy to be able to access the City Forest, and the Kenduskeag. She told the Board that she would like to see continued public access at the waterfront, with a bike path along the river to tie into other paths in the City for an alternative mode of transportation. Ms. Dickenson also expressed her concern about the Penjajawoc Marsh and with sprawl, adding that once the resources are gone, they are gone. She also noted the need for affordable rental housing for lower income people. 5 Mrs. Loraine Rhodes, 214 Broadway, indicated that the lower end of the Broadway Historic District in the area where the properties overlook Broadway Park is an insult to the overall neighborhood and she is very concerned about the properties in her area. She indicated that she felt that certain properties are being permitted to be neglected beyond limits. She indicated that she would like for Code Enforcement, the Historic Preservation Commission, and the City Council to devote some of their energies to these neglected properties. Mrs. Jeanne Rudnicki, 171 Gilman Road, pointed out to the Board that not once did she hear anything said about the landowners. Mrs. Rudnicki said that this is all about what they want and this point should be brought up by the landowners. Mrs. Helen Whitty, 93 Packard Drive, agreed with Mrs. Rudnicki, and asked the Board to take the landowners into consideration. Ms. Hope Brogunier, indicated that Marion Rudnicki and the other landowners are a very import part of the stake holder process. The comments that have been made with respect to the task force process is an expression of how all of those in favor of protecting the Marsh feel about wanting to have a Conservation Plan. Ms. Brogunier indicated that that will happen only and if the property owners are a part of the process. Ms. Carrie Stupak, of 750 Stillwater Avenue and representing Cindy DeBeck, a stakeholder and landowner, told the Planning Board that a 1000-foot setback from the Marsh is asking too much. She encouraged the Board to walk 1,000 feet to see just how far that is. Mr. George Elliot, 106 Balsam Drive, indicated that he would like for the Comprehensive Plan to reflect the work of the Penjajawoc Task Force. He said that he thought that the Task Force is a responsible committee that is doing a good job and that their recommendations should carry a lot of weight during consideration of the Comprehensive Plan Update. He said that the Task Force represented a cross section of all stakeholders who have an interest in that area. He said that he felt that the proposed parallel access road was an environmental disaster and he did not think that it will reduce the traffic load on Stillwater Avenue and may increase it. He said that it would open up more area for development and put more pressure on the Marsh. Ms. Peggy Hughes, Hughes Management, indicated that she would like to see more help from the City for developers to build affordable housing. She noted that in rural communities there is help available from the USDA. However, there is no such help from the City. She urged the City to work with developers to attract people to come in and to keep people in the downtown. There are a 6 lot of folks who are in need who do not have cars and need to be close to work and the bus. She said that it seems as though there should be a development plan to work with developers for more affordable housing. She asked for tax relief for the developers. Mr. James Davitt , 59 Hudson Road, told the Board that he is concerned about urban sprawl and the Penjajawoc Marsh. He said that where he lives is one of the last rural areas within the City limits. He asked the Planning Board to keep in mind the preservation of open space perhaps by developing a way to make it easier for landowners to keep open space through incentives. Mr. Davitt said that if development is not watched, the open space will disappear. Chairman Guerette asked the audience how they felt about development and when and what type should be promoted, if public facilities are adequate; if the City should provide new services or improvements, should the City concentrate efforts on the downtown, Bass Park, public schools, traffic circulation, landscaping along major roadways, public safety, budget priorities, management of resources, current development or conservation issues, codes and ordinances. As no one else from this quadrant wished to speak, Chairman Guerette then opened the discussion up to those from other quadrants. Ms. Gail Downs, 106 Balsam Drive, indicated that she has concerns with City services. She asked if City Hall could be open one evening a week for people who work a 9-5 workday. She added that if the issue is that the City can’t afford to pay people for more hours, then City Hall could be closed one afternoon a week so that it could be open more hours to all. Ms. Valerie Carter, 112 Birch Street and President of Bangor Area Citizens for Responsible Development, said that over the past four years that it has become very clear that there is a need to revise the City’s Comprehensive Plan. The one single thing that continues to underlie BACORD is that there is one Penjajawoc Marsh that is very special and possibly the best in the State. She said that the Penjajawoc Task Force has brought contentious people into the same room who do not necessarily want to talk to each other. She stressed how important she felt it was to preserve the Penjajawoc Marsh. Ms. Carter also expressed her concerned about the traffic on the tree streets from the development from that area. She expressed her concern that Transition Area 12 goes right up to the boundaries of the Penjajawoc Marsh. She asked that the parallel service road be located on the other side of Stillwater Avenue and away from the Penjajawoc Marsh. Ms. Carter said that the Drew Lane area residents feel betrayed that development was allowed to be developed in a residential area. Ms. Carter also said that when people move from Bangor to Glenburn, that 7 is sprawl. She thanked the Planning Board for holding the neighborhood meeting. Mr. Clift Guthrie, 360 Lincoln Street, indicated that when he asked about the racino and how it would impact the Bass Park Area it was being proposed before any traffic impact study was done. He said that his impression was that it would be built and then see what happens with the traffic. Mr. Guthrie said that sprawl is the tyranny of the automobile. He said that the quality of life makes it impossible for him to walk to do his grocery shopping, to go to work, and to visit in the community. Mr. Guthrie said that he enjoys walking along the Kenduskeag Stream and asked if it would be possible or if any thought had been given to making a pathway or walkway along the Penobscot River. Ms. Nancy Larson, an Orono resident, told the Board that because Bangor is a regional area, what happens here affects her life everyday. She said that development isn’t what it used to be. It now has a very large impact that will affect an area for generations. She told the Board that she works in Bangor and grew up in Maine. She indicated that the Lewiston/Auburn historic character has been devastated and she would like to see Bangor maintain its historic character. Ms. Larson indicated that she felt that the mall area needed balance and that the Penjajawoc Marsh area is as close to their hearts as it is close to those who own the land. She said that she felt that both sides need to be given serious consideration. Ms. Christina Diebold, a Palm Street resident, thanked the Board for holding the public meetings. She said that she wanted the Planning Board to realize its role in traffic problems. She lives on one of the tree streets and is concerned about the increasing traffic on Stillwater Avenue. She said that she felt that every land use decision does affect traffic and that large retail development will make traffic worse. She said that she hopes that the Comprehensive Plan can be revised so that it does not allow development close to the Penjajawoc Marsh. Ms. Cathy Annan, an Old Town resident and a nurse at Eastern Maine Medical Center, told the Board that she moved here from Wisconsin. She said that Bangor is very car oriented and asked that alternative transportation be encouraged. She also suggested that development be walkable or bikeable, that there be more trees and green areas, and that small parks be scattered among development. Ms. Annan told the Board that she liked the open field where Circuit City is located. She asked the Board to make development life sustaining, add more trees per ratio of pavement in large parking lots, and have a moderation of big box developments. 8 Mr. Bruce Helper, a west side resident, echoed what Ms. Annan said and added that there needs to be a change in terms of where development is occurring. He said that it seems to him that development is based around the car and he noted that he used to be able to walk over to the Hannaford Supermarket at Third Street. Since the store closed, there has been a change in society. He noted that he recently took his child to the dentist whose office is located on Stillwater Avenue across from the Mall. While waiting, he thought he might walk over to the Mall. However, because of the heavy traffic he felt he would be taking his life in his hands and decided to drive over to be safe. Chairman Guerette indicated that he felt that it was important to have the opportunity for the Planning Board to come out into the community to get citizen input. He noted that the Planning Board normally meets the first and third Tuesday of each month in the City Council Chambers of City Hall and the meetings are open to the public. He asked if anyone else wished to speak. Ms. Valerie Carter said that she would like to have a City that encourages walking and biking and not be so car dependent. She ask the Planning Board how these suggestions and comments would find their way into the Comprehensive Plan and what the role of the Planning Board is. She also said that she felt that there needs to be room for interpreting things as reality is never cut and dry. Chairman Guerette explained that the Board is not writing the Comprehensive Plan for the first time nor doing a major revision. It is simply taking a pause half-way through the 10-year time period. The Board is taking into consideration events of the last five years, trying to assess them to see what their impacts are and if the City should continue in the same direction. The Board will also take into consideration access, opportunities for walking, traffic, safety, preservation of green areas, and natural habitats. He noted that the Planning Board is a volunteer Board and is guided by the current Comprehensive Plan. He noted that the Board has requested copies of comprehensive plans from other cities to look at different ways to organize plans in order to help the Board implement these changes. When the Planning Board has short meetings strd on the 1 and 3 Tuesdays of each month, they will discuss the information gathered from these four neighborhood meetings, review it and assimilate it. Any special meetings of the Planning Board will be open to the public and will be held to continue these discussions, and to arrive at some recommendation. Once made, the Board will hold public hearings to let the public have a chance to comment on the Draft update before it is presented in final form and sent on to the City Council for approval. Chairman Guerette indicated that that approval will constitute an update of the Comprehensive Plan. This is not a light or small task but a very significant undertaking. Bangor is a City of 32,000 people and the Board has heard comments from approximately 200 people. He noted that 9 the Planning Board is extremely grateful for these comments as they will be the data base subject for debate. Chairman Guerette said that there won’t be any wholesale changes of zoning and landowners won't wake up one day and no longer be able to do something with their property other than having a bike path on their land. Everything said here is important and the Board will try to incorporate the suggestions into a document for its citizens and business people. It is a big project. Chairman Guerette thanked everyone attending the meeting and the meeting was adjourned at 8:21 p.m. 10