HomeMy WebLinkAbout2005-01-25 Planning Board Minutes
PLANNING BOARD WORKSHOP
TUESDAY, JANUARY 25, 2005
FAIRMOUNT SCHOOL
MINUTES
Board Members Present: Robert Guerette, Chairman
Harold Wheeler
David Clark
Nathaniel Rosenblatt
Ryan King
Patricia Cummings
Jonathan Siegel
City Staff Present: Katherine Weber
James Ring
Peter Witham
Stan Moses
David Gould
Lynn Johnson
City Councilors Present: Councilor D’Errico
Councilor Gratwick
News Media Present: Bangor Daily News
WLBZ TV
Chairman Guerette called the meeting to order and explained that the
Comprehensive Plan is used by City to set the policy for land uses in the City of
Bangor. Chairman Guerette explained that the Comprehensive Plan was revised
in 2000 and noted that these plans are written for a 10-year period. The City
wishes to have an interim update, although not required to, to collect comments
from citizens in order to revise the plan, if necessary, to make sure that the City
has a quality document and process for development within the City of Bangor.
Chairman Guerette then asked his colleagues and Staff to introduce themselves.
Chairman Guerette indicated that the Planning Board wanted to spend as
much time as possible hearing from the audience. He indicated that the
residents of this quadrant would be given preference to speak first. Secondly,
the residents of other quadrants would be allowed to speak. He asked that
those speaking come up to the microphone and indicate their name and address
as the Board wishes to capture their comments. Chairman Guerette also asked
the people to please fill out the surveys and give them back to the Board. He
noted that they could either leave them off at the meeting, drop them in the
mail, or write their comments and send them to the City at City Hall. Those
who wished to do so could also e-mail them at planning@bgrme.org.
Chairman Guerette then introduced Planning Officer Katherine Weber.
Ms. Weber explained that the Board and the City are requesting citizen input into
this interim comprehensive plan update to see if existing policies are appropriate
or if modifications to those policies need to made. Ms. Weber noted that the City
of Bangor was one of the first proactive planning communities in the State of
Maine. The City of Bangor’s first Zoning Ordinance dates back to 1940. Ms.
Weber explained that there have been three updates to the Comprehensive Plan
and this one is the fourth update. At this meeting, the area being discussed
(Quadrant 2) is the area from the Hampden town line along the Penobscot River
to the Kenduskeag Stream and up to the Interstate 95. Two weeks ago, the
Board looked at the east side urban quadrant and this quadrant is the west side
urban area.
Planning Officer Weber indicated that the 2000 Population in this quadrant
was 9,300 persons, which is a loss of 802 residents since the 1990 Census. The
housing units in 1990 were 4,726 and in 2000 there were 4,676 for a loss of 50
units in this quadrant. Ms. Weber noted that citywide, the City’s population has
declined by 1700 individuals from 1990 to 2000. However, even though there
has been a drop overall, the population has remained stable. The median age is
36 years old and the largest age group is the 18-29 year olds with seniors being
the next largest, followed by school age children. The population projections
from the State Planning Office done in 2002 suggest that in 2005, the City will
have lost approximately 536 individuals and by 2010 another 690 individuals for
a total population of 30,870.
Planning Officer Weber discussed the City Facilities in this quadrant,
including Mt. Pleasant Cemetery, 2 colleges, the Central Fire Station, industrial
parks, 18 landmarks, the Maine State facilities including the District Court, the
Penobscot County Court House and Jail, and 16 playgrounds. In addition to the
playgrounds, there are three large recreation facilities that include the Municipal
Golf Course and the YMCA/YWCA. Ms. Weber indicated that there are three
areas of retail use from downtown up along Main Street and the Waterfront.
Ms. Weber noted the projects that have been done since 2000 include
Manna relocated to the former Beal College location, Beal College moving into
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the industrial park, and the expansion of Autotronics in the industrial park. Also
in this quadrant is Penn National’s proposal for the Racino, Dawson Real Estate’s
expansion of its office on Main Street, Shaw’s Supermarket’s major expansion,
and the Penview condos project that has been approved and planned for in the
waterfront area. Front and Railroad Streets have been face lifted, and the
Pleasant Street Condos and Sea Dog Restaurant renovations are additional
improvements in this quadrant. Some other developments since 2000 include
the Merrill Bank expansion and renovation of the former Penobscot Theater
Building, the Parking Garage expansion, David Lawler’s renovation of units on
Hammond Street, the Union Place Neighborhood planned to be developed in the
next few years, the Sawyer Arena expansion, construction of the Pancoe Pool,
and the Bangor Photo relocation and expansion on Union Street.
Ms. Weber indicated that there are nine transition areas in this quadrant.
They include: the downtown redevelopment area, the court house expansion,
the new police station being proposed on Main Street, the Waterfront area; lower
Main Street area, Bass Park and the Racino proposal, and the Union Place
Neighborhood Conservation Project.
Chairman Guerette then opened the discussion up to the audience. Mr.
Bill Shook, a Hewey Street resident, indicated that he lives a couple of streets
above Bass Park. He expressed concern that the Racino development could
threaten the residential character of this neighborhood. He said that they
weren’t in favor of the Racino because of its location. Now that it is on its way,
he asked at what point the City is going to draw a line in the sand as far as the
encroachment of commercial goes. Mr. Shook said that it doesn’t surprise him
that the population has diminished over the last few years as a lot of land is
being converted to commercial use. He said that one of his neighbors is holding
off making renovations because he doesn’t know what is going to happen in the
neighborhood. Another concern is that the Racino will diminish property values.
Mr. Shook asked if the City and the Planning Board are taking these things into
account.
Chairman Guerette indicated that the Board Members would refrain from
discussions or dialogue because they are more interested in the audience
comments. Chairman Guerette indicated that when land use changes come
before the Board they have to meet certain criteria for the zone. The applicant
of the zone change must have an interest in the property before they can make
those changes. Mr. Guerette indicated that it would be unlikely to find a
commercial development in your front yard without your involvement. At the
first neighborhood meeting, there were many comments about the integrity of
neighborhoods.
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Mr. Paul Chaiken, 115 Royal Road, indicated his concern with any
increased traffic that would be created as a result of the Racino. He noted that
with the Racino there are some advantages and there are some disadvantages.
He indicated that the current plans are to use Buck Street as major access. Mr.
Chaiken told the Board that Buck Street has been a thorn in the side to the west
side neighborhood. People use Buck Street as a “short cut” between Hammond
Street and Main Street. He said that the Planning Board ought to look at traffic
flows to allow everyday people from the outskirts in and out of the City. Mr.
Chaiken said that traffic should not be put though neighborhoods.
Mr. Robert Sypitowski, a Royal Road resident, expressed his concerns
about the traffic throughout the neighborhood. He said that one of the
characteristics that distinguishes this City from all sprawl around us is the ability
to walk in the neighborhoods. He told the Board that he felt that sidewalk
maintenance, access to the downtown for walkers, and the addition of bicycle
paths are important. He said that more should be done to maintain the reason
for walking and to discourage automobiles.
Mr. Roger Currier of 77 Thirteenth Street, said that if there was anything
that could be done to prevent traffic then it should be done. He told the Board
that the traffic on Thirteenth Street was very bad. With a hockey rink, a
baseball field, and now a brand new swimming pool, he told the Board that they
could not image the traffic that comes up this street. Thirteenth Street is a thru
street between Hammond Street and Union Streets.
Mr. Joe Pratt indicated that he does not live in this quadrant but lives at
43 Bean Estates which is in one of the transition zones. He asked the Board how
the City will keep those who do live in the transitions areas aware of what the
City is doing in the transition zones.
Chairman Guerette indicated that by being at the meeting, the Board and
the City are being made aware. Chairman Guerette also explained the process
for updating the Comprehensive Plan. He noted that the information gathered at
these neighborhood workshops will be the basis for any amendments to the
Comprehensive Plan. Once there are amendments proposed, a draft will be
presented, more meetings will be held, and then public hearings will be held.
Chairman Guerette indicated that the Board will be looking at several
elements within the Comprehensive Plan regarding the needs of the community
for housing, economic development, natural resources, municipal services, why
you like living in Bangor, what are the recommendations for green space, traffic
flow, should the City concentrate its efforts on transportation, infrastructure,
schools, Bass Park, public safety, or the arteries and corridors. Chairman
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Guerette said that these are the kinds of issues that get addressed in the
Comprehensive Plan.
Ms. Melissa Burkee, a Crestmont Road resident, indicated that until this
point of time, it was her idea that businesses do the planning and that families,
people, kids and dogs have no input. She also said that the community has not
been asked, until this point in time, what we the people want. She indicated
that she was pleased to be able to speak. Ms. Burkee said that green spaces,
and the ability to walk make Bangor liveable are important. She also noted that
she did not think that there could be too many trees. Ms. Burke said that the
traffic in the City has to be figured out and that there should be more green
space.
Ms. Carol Sherman, 19 Williams Street, indicated that she is concerned
about keeping Bangor livable. With the racino moving in around the edges, she
is concerned with the possible increased pressure for adult entertainment, and
businesses. She noted that she was distressed about Platinum Plus coming into
the community because of its link with crime, and said she felt that the City
Council did well to listen to the outcry of the public. Ms. Sherman said that she
hoped that the Planning Board would work with the zoning to come up with
creating uses that will protect family values and neighborhoods. She also said
that she hoped that the Board will be proactive on these matters.
Mr. Joe Pratt said that, ideally, that the planning that goes into the land
use would be proactive and not reactive. He said that with his limited experience
watching the Planning Board work from the outside, it does seem to be more
reactive than proactive.
Chairman Guerette explained that the Comprehensive Plan is a proactive
document, a view of what the City would like to see happen in certain areas.
When a landowner makes a proposal in a place that may be allowed by the
ordinances and the zone, but has an effect on neighboring businesses of
communities, comments from residents are always sought out and taken into
consideration.
Mr. Bill Shook noted that those who abut the golf course have a certain
comfort zone because it is almost like living next to a cemetery. He did have
concerns about commercial pressures to rezone for commercial uses especially
along Union Street and the Broadway area. He asked if it is going to change
piece by piece and move up the neighborhoods like some of the homes on Union
Street and Broadway that used to be part of a residential neighborhood that are
in the middle of commercial areas.
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Mr. Paul Chaiken commented that the City has done a good job in
encouraging the University to move into the downtown which in turn means a lot
of people and a couple of hundred high paying jobs. Mr. Chaiken also suggested
that the Board consider housing options for an aging population like that in
Orchard Hills. He said that there is no developable land other than the
Waterfront. The Fairways was the last project on this side of town. He wished
the Board “good luck” in trying to work this into a Comprehensive Plan for the
City of Bangor.
Mr. Alan Cyr, 20 Westland Street, expressed his concern for the
encroachment of the apartments on Ohio Street and Union Street. He said that
he felt that they “run down: the neighborhoods. Rental properties are
commercial uses no matter how you look at it. Mr. Cyr added that renters are
just waiting to move to Hermon and Glenburn.
Ms. Carol Sherman said that she felt that the City needs multiple soccer
fields and “family uses” like large soccer events.
Ms. Dana Lippitt, 2 Fairmount Park, said that she did not have any
complaints about her neighborhood and the downtown development was
excellent. She looked forward to the waterfront development. She added that
more emphasis is needed for historic preservation. Ms. Lippit was concerned
about increases in traffic, particularly, if Buck Street is used as an entrance to
the Racino. Ms. Lippitt also said that she is concerned about big boxes, because
there were too many already, and that sprawl needs to be stopped.
Mrs. Adele St. Pierre, a Fairmount Park resident, was concerned about
green spaces in the City but added that all of the green spaces that we have
need to be maintained. She said that she is very concerned about adding more
parks and playground things for the community that the City may not be able to
maintain. The City cannot take care of those we have now. Mrs. St. Pierre
noted that the existing sidewalks have roots of old trees growing up through
them and they are not very well maintained. This is a hazard to older people.
Mr. Currier said that he felt that the Waterfront is a great place for every
citizen to go down and enjoy. He said that rather than new parks that all of our
activities could be down there and that festivals would be better than condos.
Mrs. Currier, a Thirteenth Street resident, expressed her concerns about
the loss of residential neighborhoods as more and more people are moving out
of the City. Mr. Currier said that it was wonderful to have a lot of areas for
children, to have parks, to have a pool, to have hockey, to have a baseball field,
but is an unfortunate to place them in the middle of a residential neighborhood.
Thirteenth Street is saturated and is one big sports arena. Mrs. Currier indicated
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that there are other areas where these facilities could have been located. She
noted that soccer fields are wonderful for our children but she hopes they will
not be placed in the middle of a residential neighborhood. Consideration needs
to be given to noise, hours of operation and traffic when placing these facilities
in the City. She told the Board that when her neighborhood came up for
rezoning, she did speak before the Board but their voices were not heard.
Ms. Mary Fitzpatrick, 510 Union Street, encouraged the Board to consider
the noise and traffic when planning things in the future. She told the Board that
she has lived in her home over 30 years. She used to be able to sit on her porch
but the dirt is incredible, she cannot open her windows because of the fumes
from the traffic, nor can she go outside. Cars block her driveway and she cannot
breathe.
Ms. Burkee asked that the Board consider keeping the waterfront open for
all to enjoy and not allow more houses and condos on the waterfront.
Mr. Wheeler asked if the Board could turn the clock back 30 years, say to
1970, and knowing what they knew now, what would they eliminate or have
prevented, and what do they endorse. Mr. Wheeler said that he realized that
this is a weighty question, but felt that the past is a good guide to the future.
Ms. Janet Silbury, 397 Hancock Street, asked that the City take the traffic
off of Hancock Street. She suggested that finding major ways to get traffic to
major places, without going through neighborhoods needs to be looked at. She
also suggested that traffic be slowed down.
Mrs. Heidi Sypitowski, 104 Royal Road, indicated that she felt that 1400
kids (the approximate number of students attending Bangor High School) in a
huge building is too many students to help them all. Mrs. Supitowski said that
they all need their own niche when developing and to help them identify. She
said that if Bangor High School had not been completed in 1970 she would have
liked to see a different high school for that age group with maybe an emphasis
as a performing arts place, or a science and math school like at Limestone.
Mr. Steve Leavitt, 204 West Broadway, said that in 1970, Bangor’s
population was less than it is today. Mr. Leavitt said that Bangor no longer
belongs to the citizens. He said that he could not believe how many traffic lights
there are and we have become a big city in a little place because of Bangor
being a regional service center. Mr. Leavitt expressed his concern about the
impacts from the racino because of traffic, and crime and said that he did not
care about the money because he is more concerned about the moral effects in
our community. He said that he would like to see the racino go away and does
not want to see traffic going up through the Fairmount area on Norway and
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Royal Roads. He noted that the City fought Platinum Plus and Dave Lawler’s
establishment.
Mr. Currier, Thirteenth Street, said that it is not going to get better
because the damage has been done. The big question for the Council is to
preserve what we have. Mr. Currier suggested that when new parks are added
that they should be placed in an area that has good egress and will not impact
neighborhoods. He urged the Planning Board to keep neighborhoods as they
are.
Eric Russell, of the Bangor Daily News, noted that while there are more
18-29 years olds residing in the City of Bangor, no one in that age group has
spoken.
Mr. Shook said that the one reason that more people 18-29 year old
category have not spoken is that maybe they are still raising their families or
they may still rent and their concerns are not as great as those who have real
estate. Mr. Shook said that he thinks that the City needs to always keep in mind
that the Boards and Committees do have the power to draw the line in the end.
Mr. Chaiken said if we went back to 1970, 90% of the people would have
to sell their cars. Instead of 5 trips a day in 1970, now its 10 trips before 10:00
a.m. in the morning. We all are creating the traffic ourselves. Mr. Chaiken said
that we should look at the planning process and how we can get people from
point A to point B that will be the least intrusive on the neighborhoods. Mr.
Chaiken said that we are responsible for its ourselves as well as the outlying
communities.
Ms. Cummings said that she would like to encourage renters to speak
during these proceedings.
Mr. Currier told the Board that he does a lot of driving in other areas and
he cannot wait to get back to Bangor. The traffic here is nothing compared to
other places.
Ms. Teresa Whitney, an Essex Street resident, suggested that making sure
that it is universally accessible would be a great place to start.
Ms. Erin Riley, 20 Autumn Street, indicated that she rents and was present
as an assignment for a class at UMO. She indicated that Autumn Street is
mostly rental properties but that she has not had a problem.
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Ms. Virginia Graham, 207 Fourth Street, suggested that the upper floors of
buildings be used for housing. She commented on the flat one-story buildings
that were the result of urban renewal.
Ms. Burkee asked how the Board is going to communicate back to the
public about the workshops.
Planning Officer Weber indicated that this is the second of a series of
workshops and that the information from the surveys at the workshops is being
summarized and will be made available broadly so citizens can see the results.
The Planning Board will take that information and have dialogues of their own
such as at the end of regular Planning Board Meetings. Ms. Weber indicated that
it will be up to the Board to take the information and comments collected here to
compare and contrast them with the current policies for the City. Ms. Weber
noted that this will be an on-going process into the summer. Drafts of changes
to the Comprehensive Plan will be prepared and the Planning Board will hold
more meetings and eventually formal public hearings. After these meetings have
been held, then a formal recommendation will be made to the City Council to
adopt the Comprehensive Plan Update this year. Ms. Weber explained that the
Planning Board is the Board in the City that looks at all the applications, holds
the public hearings, review site plan applications, review subdivisions, and looks
at text changes to the Land Development Code. There are 20 categories of
applications that the Planning Board reviews, holds public hearings or public
meetings for, and makes recommendations on.
Ms. Sherman asked the Board to address a recent action regarding a Zone
Change where there was some disagreement as to whether or not it was in
keeping with the current comprehensive plan. Ms. Sherman asked that if a zone
change is not in keeping with the Comprehensive Plan what carries the day?
Planning Officer Weber asked where the specific zone change was. Ms.
Sherman said that it was for the Union Place Development on the corner of
Union Street and Hammond Street. Planning Officer Weber explained that the
Comprehensive Plan is a guideline or a blue print. It is not the zoning ordinance
that indicates permitted uses on a particular piece of property. The number of
zone changes in a particular area, in part, drives the need to look at the
Comprehensive Plan. Sometimes the existing zoning does not seem to fit into
the area. It’s up the Board to look at the Comprehensive Plan for consistency
but also to take into account developments and things that have come along
since the last adopted Comprehensive Plan.
Chairman Guerette noted that in that particular area of the City, the City
had hoped to see more residential units than what was being proposed. But, the
City also saw a tremendous improvement in this area. Keeping in line with the
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development, the Board heard the comments from proponents and the
opponents. There were five votes in favor of this zone change request.
Chairman Guerette said that the information regarding the audience remarks will
be digested at the public forums after which there will be subsequent public
hearings to present our thoughts.
Chairman Guerette thanked everyone who attended and for showing
interest in their quadrant of the City. He noted that there would be two more
meetings of this type to address the rural quadrants (those north of I-95). One
th
would be held on Tuesday, February 8 at the Down Eat School and the east
th
side rural quadrant will be discussed on Tuesday, March 8 at Mary Snow
School.
Chairman Guerette encouraged the participants to be involved and that
the Planning Board meetings are announced on the City’s web site, in the
strd
newspaper, and the regular meetings are held on the 1 and 3 Tuesdays of
every month. He thanked the audience for attending and asked that they attend
more Planning Board meetings.
The meeting adjourned at 8:15 p.m.
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