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.