HomeMy WebLinkAbout1994-10-12 94-447 ORDERDate October 12, 1994 Item No. 94-447
Item/Subject: Amending 1990 Comprehensive Plan
Responsible Department: Planning Division
Commentary:
The Planning Board held a public hearing on the proposed amendment
to the Comprehensive Plan on September 20, 1994.
A number of area residents and representatives from the Fast Side
Neighborhood Association testified in favor of the proposed
amendment. There were no opponents.
The Planning Board voted 5 to 0 in favor of a -motion to recommend
to the City Council that the City change its zoning policy mthe
undeveloped area west of the Bangor Mental Health Institute complex
from Goverment and Institutional Service designation to Low
Density Residential designation. �/%+
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94-447
McFatn Coaadta. galdacci October 12, 1994
CITY OF BANGOR
(TITLE.) Mrbtr Amending 1990 ComRrehe s ive.. Plan _...
By City CWWWZW of Ar CW of Danger.
ORDERED,
MT
WHEREAS, the City Council of the City of Bangor adopted
the Comprehensive Plan on June 11, 1990 by Council Order No. 90-
222; and
WHEREAS, the City Council instructed the Planning Board
to review the City's land use and zoning policy in the Moratorium
Area established under Council Ordinance 94-273 adopted on
June 27, 1994; and
WHEREAS, the Planning Board held a public hearing on the
above noted matter on September 20, 1994 and recommended that the
City change its zoning policy in the undeveloped area west of the
Bangor Mental Health Institute complex from Government and
Insitutional Service designation t0 Low Density Residential
designation.
NOW THEREFORE BE IT ORDERED THAT the City of Bangor
Comprehensive Plan Zoning Policy Map contained in Planning Element
No. 5 - Physical Development Plan following Page 5-14 be amended
in accordance with the attached Exhibit A.
94-44]
ORDER
In City Council
Cctobek 13, 1994
Pitle�
Passed
. ..
- Am adding 1990 Co^. retie elve Plan
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••Councilman
AMMENDMENT
ZONING
POLICY
MAP
LDR
94-44]
Excerpt from Planning Staff Memorandum for September 20, 1994
Planning Board Meeting.
Item No. 4: Mending City Comprehensive Plan - Mt. Hope
Avenue, Hogan Road, Garland Street, Howard Street,
and State Street Area
a. Review of the City's land use and zoning policies (as
discussed at the previous Planning Board meeting) indicates
that the City's Land Use Concept Map (included in the
Planning elements of the 1990 Plan) indicates that the
proposed ase
of the a west of the existing building
complex at SEMI be for low-density residential use. eased
n the discussion at that meeting, it is Staff
recommendation s
that the Zoning Policy Map which i included
in Planning Element No. 5 - 'Physical DevelopmentPlan' be
ended to make the proposed zoning consistent with this
long-range objective of the City's Development Plan. (Staff
will present a revised Zoning Policy Map to the Board for
its review at the meeting.)
b. Also, the Board should consider whether it wishes to
recommend to the City Council that the actual zoning on the
area not presently zoned for low-density residential use be
changed from G & ISD to either URD -1 or LDP. (Low -Density
Residential).
C. The remaining, related issue is the question of how the
City's Land Development Code should deal with large scale
State government site developments now that (after October
1, 1994) the City's land use and zoning policies will be
binding on the various State agencies per L.D. 1487. It is
entirely possible that we might wish t0 make asoning
distinction between those local non -profits andmunicipal
government facilities which serve the immediate area and
those larger scaled, regional facilities operated by various
State agencies in the City's Land Development Code. ,Thein
needs of such facilities vary considerably both in terms of
withs to the area highway. system and potential conflict
adjacent development.
94-44]
f I+TPlg' D,
LATE: September 30, 1994
TO: The City Council
FROM: John M. Lord, Planning Officer
SUBJECT: Moratorium Ordinance - C.O. # 94-273, Section 7.5/
Report to City Council
Background
The Ordinance adopting a development moratorium in the State
Street, Hogan Road, Mt. Hope Avenue, Howard Street, Garland
Street and Egery Street area provided for review by the Planning
Board of the City's existing Comprehensive Plan including the
land use and zoning policy in this area. It also provided for
written recommendations to be filed with the City Council after
such review.
The Planning Board reviewed the City's Comprehensive Plan
Policies; the existing development in this area; and the
circumstances which brought about the moratorium ordinance at its
September 7, 1994 meeting. At that time the Board provided
direction to the Staff to prepare proposals and hold a public
hearing on a Comprehensive Plan Amendment at its second meeting
in September on Tuesday, September 20.
Findings
The area in question is designated in the City's
Comprehensive Plan, presently, for low-density residential use
with the exception of that area of the Bangor Mental Health
Institute property which is presently developed with State office
buildings and facilities. The proposed use of the developed
portion of the existing BFH1 site is for goverment and
institutional services. Review of present development in the
area indicates that the Howard Street frontage; the Mt. Hope
Avenue frontage for much of the a and the Garland Street area
up to the BMHI property lines areallused for, predominantly,
single-family detached dwellings. A discussion of the City's
land use policy in this area by the Planning Board yielded a
confirmation of the existing policy for future a of this area
(as spelled out in the City's Comprehensive Plan). However, an
additional document in the Physical Development Plan element,
which outlines potential future zoning on a map called the
^zoning Policy" map, included some
of the undeveloped area west
of the existing facilities on the State awned land up to the
State property line to be zoned (as it is now) for goverment and
institutional services. The Planning Board recommended that this
map be changed to conform with the land use policy illustrated on
the "Land Use Concepts" map in the Physical Development Plan
element in the 1990 Comprehensive Plan. The Planning Board also
concluded that the present government and institutional service
zoning district in the City's Land Development Code needed to be
94-44]
revised to reflect the need for including (heretofore
unregulated) State land uses as permitted under the statutory
provisions of L.D. 1487 which is effective on October 1, 1994.
The Board expressed great concern about the City's ability
to service this area and the impact of additional flows in the
City's sever system due to the lack of separation of storm water
and sanitary waste and the infiltration of water in the old sewer
lines in this area. (See report from City engineer.)
Bee ommendat i ens
After holding a public hearing on the proposed amendment to
the "Zoning Policy" Map of the City's Comprehensive Plan on
September 20, 1994, the Planning Board voted to recommend this
Comprehensive Plan Amendment to the City Council to bring this
proposed zoning in line with the City's Land Use Policy fox this.
The Board also voted to recommend changes to the Government
and Institutional Service District to spell out the various land
uses which could be established in this area by the State and to
provide additional development standards for such uses, if
necessary, to adequately prepare the City to discharge its
responsibilities under the new provision of L.D. 1487, which
allows local regulation of such projects.
The Planning Board voted not to recommend rezoning of the
area which would be changed under the Zoning Policy Map amendment
to the City's Comprehensive Plan, but did vote to recommend that
any such rezoning, if it should take place, would be for low
density residential use.
Conclusion
The City Council has an Order on its October 12th Agenda
which would acomplish the Comprehensive Plan Amendment as
recommended by the Planning Board. This proposed am endment has
been reviewed i a formal public hearing before thePlanning
Board, notice of which residents of the area and all land owners
within the moratorium area received and is, therefore, in order
for passage by the City Council.
The Planning Staff has drawn up initial language to amend
the Land Development Code provisions of the Government and
Institutional Service District to deal with State and State
Agency development projects after the affective date of L.D.
148].