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HomeMy WebLinkAbout1996-04-08 96-171 ORDINANCECOUNCIL ACTION Date Aoril I2. 1996 Item NO96-171 Item/Subject: Amending Land Development Code - Corner of Broadway and Hobart Street - C.O. % 96-171 Responsible Department, Planning Division The Planning Board held a public hearing on the above -noted zon change request at its regularly scheduled meeting of April 160 1996. Dr. Richard Thomas, the applicant, spoke in favor of the proposed change. No one spoke in opposition. The Board voted 5 in favor and 0 opposed to a motion to recommend to the City Council that the zone change request contained in C.O. M96-171 be approved. l Departmen Bea Manager's Comments: Cfty Manager Associated Informationt6jme'nm,,sf, - 1 Finance Director /Iief Soli 1 r Introduced For A Passage _ First Reading Page 1 of I Referral Aedpmd to CourrZor Popper April 8, 1996 CITY OF BANGOR (TITLE) (OrbhMftt., Amending land Development. code..... Be k orda by W City CeuroM of Me City ofBaapor, ae fdbw THAT the zoning boundary lines as established by the Zoning Map of the City of Bangor dated October 28, 1991, as amended, be hereby further amended as follows, By changing a part of a parcel of land located on the corner of Broadway and Hobert Street (Tax Map Vo. R-40, Part of parcel 9) from Low Density Residential District to co"rewent and Institutional Service District. Said part of a parcel containing approximately 48,000 sq. £t. and being more particularly indicated on the map attached hereto and made a part hereof. IN CITY COUNCIL April 0, 1996 First Reading Referred t�o1/e/�d/� Planning O CI N I CL CITY COUNCIL ApxL1 22, 1996 Passed vote: 9 yes Councilors voting yes: Raldacci, Blanchette, Frankel, Leen, Poppet, Soucy, Sullivan, Tyler 6 Woodcock CITY CNERK 96-1)I ORDINANCE ( TITLE,) Amending Lend Development Cade - Corner of Broadway and Hobart Street. 96-1]1 ]/1/95 APPLICATION FOR CODE AND NAP AMENDMENT TO: THE CITY COUNCIL AND DATE THE PLA�NNIJNG HOARD OF BANGOR, MAINE: NO. 1. S(WS) ,C(CUA2� 1+b r.n hS 2. of X0`1 STI�Nt cc— G 0 I4a-75 �L% Address City or Poet Office Telephone hereby petition to amend the Land Developme�it Code of the City of Bangor, Maine by xeclaea ifying from n district to the r. \S� district for the property outlined i ed on the maps attached hereto, which are part of this application, and described as follows: 3. ADDRESS OF PROPERTY (if any) Total Area (acres or square feet) q PT. 4. PROPERTY LOCATION (General location): Example - South aide of State Street 900 yards. East of Pine Street CD� t� v r04cwcA 4k \-�-obc..!- Nvvn \ aG�A 5. LEGAL DESCRIPTION OF PROPERTY - Assessors Map No. — Parcel 6. EXISTING USE: 7. PROPOSED USE: L S. NAME AND ADDRESS OF OWNER OF RECORD: Namet: Address -10 9. NAME AND ADDRESS OF CONTRACT OWNER (i£ such): 10. SIGNATURE OF OWNER OR CONTRACT OWNER: 11. REPRESENTATIVE OF APPLICANT: Name (if applicable) Address 12. ATTACH ANY CONDITIONS PROPOSED FOR A CONTRACT ZONE REQUEST. RETURN FORM A DUPLICATE TO PLANNING DIVISION. CITY HALL. BANGOR. ME Application fee Processing Advertisirta Total Zone Change (1/2 acre or less) $297.50 $212.00* $509.50 Zone Change (in excess of 1/2 acre) $476.00 $212.00* $688.00 Contract zone Change $713.75 $265.00* $978.75 *Two Ads Required PLEASE REAM PROCESSING PROCEDURE ON REVERSE SIDE Excerpt from Staff Memorandum -April 16, 1996 Planning Board Meeting Item No. 2: Zone Change - Comer of Broadway and Hobart Streets - Richard Thomas - C.O. # 961]1 a. General Oescr'ot on. Applicant requests a change from Low Density Residential District to Government and Institutional Service District for part of a parcel of land containing approximately 48,000 sq. ft. of area on the corner of Broadway and Hobart Streets. All of the frontage of the parcel would be included in the zone change while a portion of the lot to the rear would remain Low Density Residential (approximately an acre on the front half subject to the zone change request and an acre excluded). The application indicates that the proposed use of the property is for a "health care provider office." b. Land Use and Zoning Palicv. The Citys land use policy for this area as illustrated on the "Land Use Concepts" map in the Comprehensive Plan is for a complex of "institutional" use which includes the Musson College campus, the Glad Tidings site on Broadway, and the high school complex to the east of Broadway. This lot is located on the boundary line, If you will, between the Low Density Residential land use and the Institutional use. The zoning policy for this area is for Low-density Residential zoning on the Broadway frontage and G 8 ISD zoning on the high school parcel, and the Musson College campus. Further in -town from this site on the Broadway corridor there is a small area of high density residential proposed for the comer of Musson Avenue and zoning is proposed to be commercial from Musson Avenue in -town on the west side of Broadway and from School Street in -town on the east side. This site lies in an area which is within the institutionalcomplex in termsofland use, -while Bs-- -- -- specific zoning is presently zoned Low Density Residential. Q Urban Services. The area in question is located completely within the Citys primary service area, meaning that it has a full range of urban services and therefore is eligible for some type of urban zoning. d. Etuafloo conditions. The now vacant parcel lies between Hobart Street and the Orchard Hills housing project to the north. Just across Hobart Street from the site is a recently constructed church (permitted as a conditional use on an arterial street in the Low Density Residential District). To the rear of this site off Broadway is the high school complex with its associated playing fields and parking lots. (This is zoned Government and Instilutional Service.) Properties on the west side of Broadway across the street from this site are generally single-family residential until the Ross Manor Nursing Home site on the comer of Musson Avenue (which Is In an HDR zone). Zoning on both sides of Broadway through this area is LDR. Just beyond the Orchard Hills Development further out Broadway on the same side is an extensive parcel zoned Government and Institutional Service which houses the Glad Tidings Church complex. The area is somewhat minced as to use and zoning but is largely in conformance with the City's land use policy in that it is either low density or government and Institutional services. Decision Criteria. Stale StaWtes require that Cilys zoning be consistent with its comprehensive plan. The Comprehensive Plan requires a full range cf urban services (as delineated in the primary service area concept) for urban zoning and the City's land use and zoning policy (which would be the most relevant guide in this decision) calls for institutional use and low density residential zoning on this particular site. Because the site is located immediately adjacent to an existing government and institutional service zoning and is surrounded on two sides with institutional uses, and since it is not inconsistent with the general land use policy for the area, the Planning Board could find it consistent with the City's Comprehensive Plan and recommend it to the City Council.