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Home My WebLink About1992-08-24 92-392 ORDINANCEIntroduced For 0 passage ❑ First Reading Paws of— E% Referral to Planning Board 4 Date August 24.01992 Item No. 92-392;_ Amending Land Development Code - 100 Congress Street Item/Subject: Responsible Department: Planning Division Commentary- For Referral to Planning Board. The applicant is proposing a zone change from Urban Residence 2 District to Government and Institutional Service District for property located at ICO Congress Street . pn• , rind Manages Comments: Ci(y Mamgn Associatedgnformandorm - Budget Approval rn...0 am.mr Lagal Approval cirYSWisdm Introduced For 0 passage ❑ First Reading Paws of— E% Referral to Planning Board 4 14 Date Sept. 23,v1592 Item No. 9,-199 Amending Land Development Code - 100 Congress Street - Itgm/Subjece C.O. p 92-392 Responsible Department: Planning Division Commentary: The Planning Board held a public bearing on the above -noted zone change request at Its regularly scheduled meeting of September 22, 1992. Kenneth L. Jordan, Esq., representing the applicant, spoke In favor of the proposed zone change. No one spoke in opposition. The Planning Board voted 3 to 2 in favor of a motionto recommend to the City Council that the zonechangerequestContained in C.Oo8m92-392 be approved. b° n t-`IiM�X JI Wflm++ Ptidp.°°`Q d J.9Q�a DV a , p ,tppcP,W A. me Manager's COlmn�epnss:� 0� lb UAg�pay,4Ay_OAL „irt L" La WAa 0+t i<nfs+a^�6 .(..r+w10 a,rd.a AL4.� 4:A Civ Mawg[[ Assoc�iate11d nlnfIormatioma TM1 � �g1 �aefl4lyi% �%iD'r1�1 dget Approval: Fiwn[[A'rtebr Legal �APProval:'-,4?,S "r /yt Not IVC S apylrmmElve v4er br float go/r55ajL. City sauna. Introduced For Q Passage ❑First Reading Page _ of ❑Referral 92-392 ....: tr" Ad UPC000dlar Blanchette, August 24, 1992 -ITY ^OF BANGOR (TITLE) (OTDRL21 Me Mending land Development Code, ............... 0m c, tn __.. rigOD. Congress -Street ... _.... _.._.... 10 Be U ordained by W CUP CuuxN 0t4s Coy ofBanyur, As jaguars: THAT the zoning boundary lines as established by the Zoning Nap of the City of Bangor dated October 28, 19DI,'az amended, be hereby further amended as follows-. By changing a parcel of land located at 100 Congress Street (Tax Nap No. 38, Parcel No. 140) from Urban Residence 2 District to Government and Institutional Service District_ Said parcelcontaining approximately 10,400 sq. ft. and be ing more particularly indicated on the map attached hereto and made a part hereof. 92-392 ORDINANCE IN CITY COUNCIL August 24, 1992 - l TITLE,) Amending Land Development Cade Received let reading - Referred to Appropriate 100 Congress Street Committee. CIT LEM Cwvs itwn In City Cowell September 30, 1992 Referred to planning With StaLf envolvement ,. ity Clerk IN CITY COUNCIL April 26, 1993 Indefinitely Poatpoi ed. cxfx ani; � .. ... �� 92-392 APPLICATI_ON_FOE LAND_ 4EVPLQPMENb" CODE AND HAP _AMENDMENT. TO: THE CITY COUNCIL AND DATE THE PLANNING BOARD OF BANCCR, MAINE: NO.,... ._...._ ... 1. I(WE)__MSS 2. of.. ._ 297 Center_ Street, Bangor, ME (2.07)947-8311 Address City or Post Office -Telephone hereby petition to amend the Land Development Cede of the City of Bangor. Maine by reclassifying from -Urban Residence 2 district to the outlined in r:nd on Inst' utionaled hereto, ct for the partofr hisapplication, red on the maga attached lows: , which are part of this applicati en, and described as follows: 3. ADDRESS OF PROPERTY (If any) 100 COnGrea6 Street Total Area (acres or square feet) 10.900 4. PROPERTY LOCATION (General location): Example - South side of State Street 400 yards. East of Pine Street North side of Congress St., between Broadway and Center St. 5. LEGAL DESCRIPTION OF PROPERTY - Assessors Map No. 38 Parcel 140 6. EXISTING 7. PROPOSED USE:. Hospital_ Related 0£f ices _ 8. NAME AND ADDRESS OF OWNER OF RECORD: Name M6J Company _ Address 29J Center_9t , Bangor, WE 9. NAME AND ADDRESS OF CONTRACT OWNER (if such):_None 10. SIGNATURE OF, OWNER OR CONTRACT OWNER: 11. REPRESENTATIVE OF APPLICANT: Name Beneath, L. Jordan, Jr., Esq_ (if applicable) Address 26-28 Columbia St., Bangor_ME 12. ATTACH ANY CONDITIONS PROPOSED FOR A CONTRACT ZONE REQUEST. RETURN�ORN d DUPL LGBT&..T.Q f,A1(NI�f y3_DIFI4IO11. CITY HALL, 9AHQOR. ME,. A li fM Frocessina Adyertiging Total Zone Change (1/2 acre or less) $265.25 8200.00* $465.00 Zone Change (in excess of 1/2 acre) $424.50 $200.00* $624.50 Contract Zone Change $636.75 $250.00* $886.75 *Two Ads Required PLEASE READ PROCESSING PROCEDURE ON REVERSE SIDE - APPLICATION FOR -LAND, RFVELOPMENT COCE_AXD HAP AMENDMENT. TO: THE CITY COUNCIL AND DATE THE PLANNING BOdft9 OF BANGOR, MAINE: NG.,.... 1. I(WE ). M6J CasPa:y ._ 2. of. _ _29] Center Street, Bangor, HE (20])_94]-8311 ES " Address City o[ Post OEce �� Telephone hereby petition to amend the Land Development Cade of the City of Bangor, Maine by reclassifying from -Urban Residence 2 district to the —._"-'--_---'- "-" t Sa9Ves:ed o a_ Insti rational ed hereto, ct for the prateofv his application, red on the maga attached hereto, which are .-part of this application, and described as follows: ' 3. ADDRESS OF PROPERTY (if any) _100 Congress Street Total Area (acres or square feet) _10,400 _ 4. PROPERTY LOCATION (General location):. Example - South aide o State Street 400 yards. East of Pine Street North side of Congress St., between Broadway and Center St. S. LEGAL DESCRIPTION OF PROPERTY Assessors Map No. 38 Parcel 140 6. MISTING USE:_Reg3dential ]. PROPOSED US-a:,,Nospital_Related. Offices — $. $. NAME AND ADDRESS OF OWNER OF RECORD: Name M6J Company Addr*as 297 Cenlee_80., BMgor, ME 9. NAME AND ADDRESS OF CONTRACT OWNER (if sueh):_None ___ 10. SIGNATURE OF OWNER OR CONTRACT OWNER: 11. REPRESENTATIVE OF APPLICANT: Name K*Meth LyJOtden, Jr., Eaq. -- 1 (if applicable) _ Address 26-28 Columbia St., Bangor, ME 12. ATTACH ART CONDITIONS PROPOSED POR A CONTRACT ZONE NEWEST. RRTOEN�QAM 6 DOPLISATF_g'.O�j,A31flING OIVIEIDN. CIT4 BALL BANCD�1(A� Appl3C4tk9A f$N Procesa'1na A_dvixtimin9 Tak-al Zone Change (1/2 acre or leas) $265.25 $200.00• $465.00 Zone Change (in excess of 1/2 act*) $424.50 $200.00* $624.50 Contract Zone Change $636.75 $250.00* $886.75 *Two Ads Required PLEASE READ PROCESSING PROCEDURE ON REVERSE SIDE Item No., _4: Amending the Land Development Code - 100 Congress Street - N S J Company - C.O. A 92-392 a. General Description. Applicant requests a change from URD -2 to Government and Institutional Service District for a prop- erty located at 100 Congress Street for "hospital related uses." The proposed site is a 10,000 sq. ft. lot containing a single-family residence. b. idHd Use. and Zoning, Policy.. The area in question is at the junction of three different types of land use areas low-density residential, high-density residential and insti- tutional. The zoning in the area reflects specific deci- sions which were made in the early s0's when St. Joseph Hospital came to the City with a plan for its future expan- Basically, the City at that time (with the hospital's concurrence) agreed that the hospital's future development should have a minimal exposure On the Center Street front- age, should maintain a separation from Congress Street, and should expand in the interior of the block around French Street and toward Broadway. The present land use and zoning in the area reflects that decision. There are a number of single-family and multi -family dwellings along Congress Street and up Center Street on the east side t0 the St. Joseph's main building and center Street entrance. The French Street frontage between Broadway and Center Street and above Congress Street has been rezoned to accommodate the hospital's needs and, in fact, a section of French Street has been discontinued. C. Bxi@ting Conditions. The proposal to insert a piece of Government and Institutional Services zoning for the hospi- tal use on the Congress Street frontage is not consistent with the existing residential zoning along both sides of Congress Street nor with the existing use of this area. The concept of maintaining the residential properties along both sides of Congress Street to prevent the intrusion of the hospital complex into this area (as well as the proposal to maintain residential properties on the east side of Center Street) was asand o and has served thea a well. If the City is to grant this change to this parcel, then it should rethink its whole approach to the St. Joseph's campus and the residential area to the west and south of this major hospital facility. d. Urban Services. There is no question about the availability of urban services to support urbanzoning in this area as it is part of the built-up area of the community and has a complete range of services. e. Carl cion Crit Sia. The basic issue for any sone change is its consistency with the City's Comprehensive Plan. The comprehensive Plan provides for an institutional complex in the vicinity of the Ht. Joseph Hospital campus. However, it also provides for an extensive low-density residential a west of St. Joseph's site and southwest of the St. Joseph's site on the corner of Congress Street and Center street. The recognition of the use of the center Street and Congress Street frontage for residential purposes to provide a buffer for the extensive residential areas immediately abutting the hospital is reflected in the zoning in the immediate area within the hospital block. Once a parcel is resorted, the campus can be expanded into that parcel from contfquous parcels and the puffer created under the original agreement, which enabled the hospital to rezone extensive areas o French Street will have been abandoned. One of the objec- tives of the City's band Use policy is to "adopt land use controls which promote the highest and best Use of land while minimizing conflicts between incompatible activi- ties." Under the recommended policies to implement this objective the plans says "y. The City shall protect estab- lished, predominantly single-family neighborhoods from intro- duction of conflicting uses and multi -family conversions." If the city is to abandon its Previous zoning policy in the vicinity of St. Joseph Hospital, then it is abandoning these objectives and policies as spelled out in the Comprehensive Plan. f. He_gynmapaAi:£. Based upon the above considerations, Staff would recommend denial of the proposed zone change to the Planning Hoard and to the City council.