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HomeMy WebLinkAbout1997-02-10 97-111 ORDINANCEDate February 21, 1997 Item No. ] 111 Item/Subject: Amending Land Development Code - 527 Hammond Street, 529 Hammond Street and 15 Webster Avenue North - C.O. k 97-111 Responsible Department: Planning Division The Planning Board held a public hearing on the above -noted zone change request at its meeting of February 18, 1997. Roger Ackerson, representing the applicant, spoke in favor of the proposed change. Jim Moran, Rhonda McMullen, and Beth Gage, all area residents, had concerns about how this site would be developed. The Board voted 5 to 0 in favor of a motion to recommend to the City Council that this zone change (contained inC.O. R 97-111) be approved. Dcp,rtme,w6 Head Manager's Comments Budget Approval: Finance Director Legal Approval: E V Afvi1te�4 6r — msdal A-11AI P14$4�z City Solicitor VV Introduced For - Passage _ First Reading Page —1— of I Referral to Planning Board City Manager Associated Information: OAA"b ";04Q1 1 Budget Approval: Finance Director Legal Approval: E V Afvi1te�4 6r — msdal A-11AI P14$4�z City Solicitor VV Introduced For - Passage _ First Reading Page —1— of I Referral to Planning Board 97-111 Aeeipiedtof ncdor ealdacci February 10, 1997 CITY OF BANGOR (ME) Mryh=Wg Amending Land Development Code 527 Hammond Stre t, 529 Hammo a Street end 15 Webster A North Be 4 ordained by C4Y CbaacQ of Cit ofBmiYor, as fa4 . THAT the zoning boundary lines as established by the Zoning Map of the Cityof Bangor dated October 28, 1991, as amended, be hereby further amended as follows: By changing parcels of land located at 529 Desmond Street, 529 Hammond Street and 15 Webster Avenue North (Tax Map No. 22, Parcel Nos. 4, 5, and 21) from Urban Residence 1 District and Urban Residence 2 District to Government and Institutional Service District. Said parcels containing approximately 10,250 sq, ft. and being more particularly indicated on the map attached hereto and made a part hereof. IN CITY COUNCIL February 10,1997 First Reading Referred to Planning Board ty Clerk IN CITY COUNCIL February 24, 1997 Peter Dane, Representative of the Apostolic Church, urged this Ordinance pass Vote: H yea Councilors voting yes: Aube. Baldaccl, Blanchette, Leen. Soucy, Sullivan. Tyler 6 Peseedck cI cLert, f 97-111 ORDINANCE ( TITLE,) spending Land Development Code - 527 Hammond Street, 529 Hammond Street and 15 Webster Avenue Worth Jt JAN -VS -1997 13:08BGR CPIM & EQAJ DWELOP 20R 91 9]-111 Cali P.9Y32 /1/96 APPLICATION FOR LAND T T0: THE CITY COUNCIL AND DATE ih( OBJ THE PLANNING BOARD OF BANGOR, NAINR: N0. 1. x(wE) fn/' L'�Mh 2. of 5/7 da�lowrlSE r ME 9u2.13 l Address . city or P23t Office - Telephone hereby petition to amend the Land Development Code of the City of Sanger, Caine by reclassifying from URD �1 r..A 11 p - district to the b + i'cl& district for the property outlined xn zed on the maps attached hereto, which are part of this application, and described as follows; I. ADDRESS OF PROPERTY (if anyP%52y/i�.,.,,•�SL Lc].icQ NGmnvrds{©ISI''L-��,,(iV Total Area (acres or square feat) aeP<. /6 1F c, /}ue. 4. PROPERTY LOCATION (General location): Example - South side Of State Street 400 yards. East of Pine Street �22, at5 5. LEGAL DESCRIPT OF P OPEATY - $ lessor Nap No excel `f Z/ 6. EXISTING USE: I $ w ]. PROPOSED USE:in 0. NAME AND ADDRESS OF OWNER OF RECORD: Name , X'n kkn4�wvth IZNCr�tV kSE��3�i Address ^ < N 9. NAME AND ADDRESS OF CONTRACT OWNER (if such): 10. SIGNATURE Or OWNER OR CONTRACT ONNER: 11. REPRESENTATIVE OF APPLICANT: Name()[Cs. (if applicable) '.. Address �F � Dx 7JFL7 f�.rc.�✓ ME cyµ,41Z ' 12. ATTACH ANY CONDITIONS PROPOSED FOR A CONTRACT ZONE REQUEST. RETURN FARM & DUPLICATE 12 W Anolicdtion fee Processing Adverts"n Total Zone Change (1/2 acre or less) $305.75 $212..00* $517.75 Zone Change (in excess of 1/2 acre) $489.00 $212.00* $701.00 Contract Zone Change $733.25 $265.00* $998.25 *Two Ads Required PLEASE READ PROCESSING PROCEDURE ON REVERS£ SIDE Excerpt from Staff Memorandum for February 18, 1997 Planning Board Meeting Item Not: Zone Change -527 and 529 Hammond Street and lS Webster Avenue North -Apostolic Lighthouse Church - C.O. # 97-111. A. General Description. Applicant requests a change from URD 1 and URD 2 of three parcels to Government and Institutional Service Distinct on land abutting an existing church which is zoned Government and Institutional Service. The total area of the three parcels is approximately 10,250 sq. ft. and each has a small residential structureon g. (It is our understanding that the church may wish to remove some of these buildings to make off-street parking available while it may retain a residence as a parsonage) The proposed use of the property is for the church and related accessory uses. B. Land Use and Zoning Policv. This area of Hammond Street is proposed for residential use in the City's Land Use Concepts map. However, the City's Zoning Policy Map includes an extensive area of Neighborhood Service District zoning which encompasses many of the commercial properties in the Hammond Street frontage in this area. The property in question and the existing church are located in the middle of the area designated for neighborhood services and, of course, the church is presently zoned Government and Institutional Service. C. Urban Services. Obviously, this area is well within the urban service boundary and has a full range of urban services available to it. D. Ex'stir Condition . This section of Hammond Street has a wide range of land uses and mining which reflect its prior prominence as a more commercialized, arterial street location. Frontage on Hammond Street in the vicinity of the church in both directions includes Neighborhood Service District zoning; Urban Service District zoning, and URD -2 zoning. The proposal of the church to convert three small substandard lots into ifs use would appear to fuKll the objective of providing adequate on-site area for the church and its related activities (the church itself is on a reasonably small parcel and has no room for off-street parking, for example). Since the area in questions is proposed for commercial zoning, the expansion of existing Government and Institutional Service District zoning would not appear to be in conflict with the Ws development policy. Also, since the immediate area has such a mature of land use and zoning g does not appear to be (at least on the Hammond Street frontage) a highly desirable residential location, particularly, when the residential lots are substandard and allow for little more than placement of the existing building on them. E. Decision Crier's. The City's zoning (as repeatedly noted in these memos) needs to be consistent with its Comprehensive Plan. The Comprehensive Plan for this area calls for a high intensity use on the Hammond Street frontage and other objectives of the Plan encourage the provision of adequate site for primary uses (thus the development standards in both existing areas and in new development). None of the parcels in question would meet any development standards on their own if they were to be developed today and the relief of parking congestion by providing off -skeet parking for the church use would conbibule to overall benerd of the area in question. Stag would suggest that both from the standpoint of land use and zoning policy and from the standpoint of general objectives of making sites viable by providing adequate area for parking and other accessory uses, this zone change request could be found to be consistent with the City's Comprehensive Plan. For that reason, Staff would recommend that the Planning Board recommend the zone change request to the City Council.