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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.