HomeMy WebLinkAbout1995-08-14 95-358 ORDINANCEDate August 28, 1995 Item No. 45 35R
Item/Subject: Amending Land Development Code - 145 Harlow Street
C.O. 4 95-358
Responsible Department: Planning Division
The Planning Board held a public hearing on the above -noted zone
change request at its regularly scheduled meeting of August 15,
1995.
Barbara McDade, Director of Bangor Public Library, was present in
support of the zone change. No one spoke in opposition.
The Board voted 5 in favor and 0 oppposed to a motion to recommend
to the City Council that the zone change request contained in C.O.
% 95-358 be approved.
Wpartdant lead
Manager's Comments:
f
City Manager
Associated InEormationz B,tjyg,;ll, M&fI 44P"^,
Budget Approvalx
Finance Director
City Solicitor
Introduced For
X Passage
Hirst Beading Page I of 1
Referral to Planning Board
95-358
Aedgned to.. ..or Woodcock August 14, 1995
CITY OF BANGOR
(TITLE) (0Ci1RIMtCCe Amending tend Develop; ent code -
-Bait ardalmd.6P the Cite CaamH MW City dBonuee, m Meet.
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 parcelofland located at 145 Harlow Street (Tax Hap
No. 41, Parcel 98 and Part of Parcel 112) from park and Open Space
District and Urban Residence 2 District to Government and
Institutional Service District. Said parcel containing
approximately 53,100 sq. ft. and Doing more particularly indicated
on the map attached hereto and made a part hereof.
IN CITY COUNCIL
August 14. 1995
First Reading
Refeyead to PlanningBoard
CITY
IN CITY COUNCIL
August 28, 1995
Passed
Vote: 8 yes, l absent
Councilors Voting Yes:
Baldaccl, Blanchette, Frankel,
Popper, Soucy, Sullivan, Tyler
d Woo ck
Co i x Abse ben
ClT THE
95-358
ORDINANCE
( TITLE,) Amending Land Development Code -
145 Harlow Street
USD
GP
C
l
URD -2 TO.
P&O TO
95-358
G& SD
95-358 ]1/95
APPLTCA ION FO LAND D VELO MENT COD MAP AMENDMENT
T0: THE CITY COUNCIL AND DATE
THE PLANNING BOARD OF RANGOR, SAME: NO.
1 1(W6) City of Bangor
2. of
73 Harlow Street, Bangor, ME 04401 945-4400
Address City or Peat Office Telephone
hereby petition to amend the Land Development Cade of the City of
Bangor, mine by reclassifying from P 6 0 and URD -2
district to the G 6 ISD district for the
property outlined in red on the maps attached hereto, which are
part of this application, and described as follows:
3. ADDRESS OF PROPERTY (if any) 145 Harlow Street
Total Area (acres or square feet) 53,100 sq. it,
4. PROPERTY LOCATION (General location): Example - South aide of
State Street 400 yards. East of Pine Street
Northwest corner offR CCenter
and . Harlow Streets .and a portion of an
5. LEGAL DESCRIPTIONRUP MY R'A( p No. �l Parcel 98 and Part o.
- %seseora Ma
6. EXISTING USE: Public library and on 'r
Dark Parcel 11
]. PROPOSED USE: Public library exuansioh
8. HANE AND ADDRESS OF OWNER OF RECORD: Name City of Bangor
Address
9. RASE AND ADDRESS OF CONTRACT OWNER (if an
10. SIGNATURE OF OWNER OR CONTRACT OWNER:
11. REPERSENTATIVE OF APPLICANT: Name
bl
if
app l OR e)
Address
12. ATTACH ANY CONDITIONS
PROPOSED FOR A CONTRACT ZONE REQUEST.
FORE & DVRLICAM TO
PIJURNING DIVISION, CITY HALL
_TORN
Application fee
Processing
Advertising
Total
Zone Change (1/2 acre or
less) $297.50
$212.00*
$509.50
Zone Change (in Breese of
1/2 acre) $476.00
$212.00*
$688.00
Contract Zone Change
$]13.]5
$265.00*
$9]8.]5
*Two Ads Required
PLEASE READ PROCESSING PROCEDURE ON
REVERSE SIDE
-
95-358
Excerpt from Staff Memorandum for August 15, 1995 Planning Board
Meeting
It® No. 4, Zone Change - 145 Harlow Street - City of Bangor
C.O. # 95-358.
a. General Description. The proposed zone change from Park and
Open Space and a small area of UPD-2 to Government and
Institutional Services District is to provide for an
expansion of the Library lot along Harlow Street to Center
Street (the present site of the Peirce Park and Memorial) in
order to accommodate an extensive expansion of the Bangor
Public Library. The small piece of Urban Residence 2 zoning
is on a small parcel to the rear of the existing Library lot
_while the Park 6 Open Space area encompasses the triangle
which makes up the end of the block terminating at Harlow
Street and Center Street across from Bangor City Hall. This
parcel is presently landscaped and the site of the Peirce
Memorial. Since the Park and Open Space zone does not allow
for municipal buildings, its zoning would have to be changed
to accommodate the Library wing. The small piece of Urban
Residence 2 to the rear of the Library would simply -square
up' the Library parcel and allow for some expansion to the
rear of the existing building.
b. Land Use and Zoning Policy. This area of the City is all
proposed for downtown development use. Because of the
limited amount of government and institutional service
zoning on the Library parcel itself and on the City's City
Hall facility and the adjacent church, there is no
recognition In the land use policy for a separate use
inept. Obviously, City Hall and the Library would fit
into the concept of a downtown development area anyway. The
presence of these two structures and of the government and
institutional service zoning on the existing percale in the
area provides a perfectly logical basis for imposition of
additional government and institutional service zoning on
the parcel on the corner of Harlow Street and Center Street.
The zoning on the other side of Harlow Street is Downtown
Development District and the zoning to the went of the
Library is Urban Service District while Downtown Development
District zoning extends up Park Street an the other side of
City Hall as far as Penobscot Street. The City Hall parcel,
Peirce mmmorial Park and the Library really represent a
wedge of open space and government and institutional service
zoning in an otherwise commercially zoned area of the City.
C. Urban Services.
The area has a complete range of urban
services.
d. Existing Conditions. The area in question is almost
completely developed with a mixture of office and retail
uses with the Federal Building, the Library and City Hall
providing public sector office apace in the downtown. The
95-358
appropriateness of the Library and City Ball in this area is
supported by their historical presence (and that of the
former Federal Building which City Ball presently SMabits)
as well as the appropriateness in a downtown area in
general.
Perhaps the only issue that this request raises from a
comprehensive planning or zoning policy standpoint is the
encroachment on the park and open space parcel and the
Peirce Hemorial itself. There is a considerable amount of
open apace in the City's downtown along the Renduskeag
Stream corridor and along the river. There ie little need
for, for example, active recreation areas in the busy
commercialized downtown.
e. Recommendation. This zone change request, as any other,
must pass muster under review of its consistency with the
City's Comprehensive Plan. As noted above, the Library and
City Ball, etc., are appropriate downtown development uses
and while they are zoned differently, this is largely a
reflection of ownership, not land use. There is no conflict
with the presence of G s ISD zoning to encompass the large.
office and service u of government in the downtown. For
that reason, would recommend that the Planning Board
recommend this zone change to the City Council.