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HomeMy WebLinkAbout1988-12-28 89-48 ORDERDate 12/28/89.._., Item No. 8911 Item/Subject: Recommendation of Bangor Economic Development Advisory Commission relating to industrial/commercial land use pla Responsible Department: Economic Development Commentary: The recommendation of the Commission, Via cover letter to the Council dated December 19, 1988, contains the report of the Commission recommending areas of land in the city to be Con- sidered for industrial andcommercial ial u n the Comprehensive Planning study. The Commission's recommendation is the result of work carried out by its sub committee on Special Projects. The Committee conferred With the City Minagem, planning, en- gineering and economic development staffs during its work. Edward G. MCKeO Dgmumca Xmd Maiu9er's Comments: 7/ ka, �n �a �jtyg�_d vroa,�.�e r� a �D e � n t �a�a;I ,^�c�, �,m„„.a....�.. -ITKO i+r- LCtu,�ccertx. �la<wm ,-tL R,b za4 n,.r<,.w an,� .u.Du.v., a ha AY�iw-a_ � G Ciy MavBn Associated Information: Budget Approval: Legal Approval: Ciys'Norar Introduced For assager ❑ First Reading Page_ of ❑ Referral ping 89 ip M..gnod m CounmW Smamaud, December 18, 1988 CITY OF BANGOR aims (OpbeX Acceptlny neconmendation o£ Economic Development11 Advisory Commission Concerning Land Use Planning .............. ._............. .......... ............. _... ... By Um ABYCaamlt9fWCftefBaa s 0RUM O THAT The Recommendation of the Bangor Economic Development Advisory Commission relating to Comprehensive Land Use Planning as contained in the Communication from the Commission dated December 19, 1988 is hereby received and accepted. Statement of Fact: The letter and report from the Commission relating to recommendations O industrial/ commercial land use planning are attached. IN CITY COUNCIL - 89-48 t December 28, 1988 Passed O R D E R IER Title, Accepting 8ecpmmppdetlap of ecopopj$. Development Advisory Commission Concerning Land Use Planning ...................................... Assigned DO - ....V "" ............... ....... Councilman Bangor. Maine — New England Browth Center ✓8 8949 GANGOR CITY HALL 73 HARLOW STREET mon Mravr-!yjj(EyN@ eaxaon. Muxe wel WIV of $anger, wine BANGOR ECONOMIC DEVELOPMENT ADVISORY COMMISSION December 19, 1988 Chairman Mary Sullivan and Members Bangor City Council Bangor, Maine _ Dear Chairman Sullivan and City Councilors: Please be advised that the Bangor Economic Development Advisory Commission on December 19 voted unanimously to recommend to the Council that the attached report relating to the need for expanded land opportunities for commercial and industrial development be considered by the City. The Commission respectively requests that the report be trans- mitted by the City Council to the appropriate administrative offices and planners for their consideration. Important considerations of the Commission are the long range needs for mixed-use industrial parks, large land tracts for selective in- dustrial/high service firms that may be attracted to the community n the coming decade, and business expansion areas. Its concern s that growth of incompatible development may 'pocket' theseap- prepriate expansion, areas, leading to future difficulties. Please note that the Commission's efforts at this time concentrated n industrial and commercial expansion needs. It recognizes the impelling need for balanced growth in the community and region, and understands the Land Use planning in the overall will encompass these considerations. The Commission is prepared to continue its input into the Compre- bensive Planning Study especially inrelation to the study's Econ- omic Development component relating to Economic Development Goals and Objectives, Development Strategies, and Development Programs and Vehicles. / Sin�cferel`'✓llfd^ 49S lliam M. Cohen Chairman or 89 - REPORT Sub - Committee on Special ProJects Frank McGarry, Chairman The following represents the study report of the Special Projects Sub Committee to the Bangor Economic Development - Advisory Commission, as a result of its review of land Meds for business -i nduetrial growth over the coming years. The Sub Committee,during several meetings, has discussed land requirements with the Economic Development Director and the City Planning Officer in relation to the city's Comprehensive CPlan and Land Use Plan, currently under revision. A meeting was held with John Frawley, City Engineer, at which ties he pointed out some of the existing limits for city-somers and where future connections could be made. A copy of the list of proposed 'Planning Elements' to be covered in the Comprehensive Plan Revision, as submitted to the Sub Committee by the Planning Officer, are attached. White there are many of the Listed elements in which the .fun Commission may wish to offer input during the coming months, the Sub Committee has concentrated in this brief time on land needs for business and industrial growth. This need overlaps, of course, into planning elements relating to extension of utilities, major now road routes, land development policies and otter areas of Comprehensive Planning. An immediate concern will be the revision of the Land Use Plan itself, whereby new areas for business and industrial growth must be considered. While a Comprehensive Plan must look ahead at least tan years, in reality, areas pf the city which may not be developed in the newt 20 or 30 years must be considered, to some extent. This is necessary in order to prevent pocket growths of incompatible development such as small new residential clusters or single homes in areas much more suitable over the long range to commercial/i Mustrial uses because of some proximity to the Interstate Highway System or to future major cross -city arterial ways. Long range planning of. the entire city. area is of greater importance now than ever before. While this report is a consideration of industrial/ commercial expansion, it in no way diminishes the need for balanced growth in the community, including residential growth and public use areas. Il is the understanding of the Sub Committee that eventually the land use planning by the city administration, planning board and elected officials will consider the overall or broad need of the community. A review of developable business areas within the present Land Use Plan will be helpful. ACTIVITIES UNDER PRESENT LAND USE PLAN 1. Industrial Park Growth The City has atght so-called industrial parks. Most are almost fully developed in terms of developable p attractively located land. There a scattered lots available in the Route E/odlin Road are parks, but. few. The Bomarc Industrial Park has ample lana, but is e considered too remote for many of the firms with which we deal. That park will need s s planning to Serve as a prime resource for business. so-called Sylva Road Park requires further sub -division pf the remaining 15 acres, suitable more for office park type development. of the city's two newest 'mixed-use' parks, Dowd Industrial Park has three lots left and BAMA r Industrial Park may soon be developed by a sing Is user on most of that land. While these two new parks were developed only in the past four years, the demand build up for smaller lots (two to ten acres) has increased dramatically. For example, since early 1987 through the present, a dozen c nstruchiom-- -^ -- projects'have, are or will be occurring in these parks, the Airport Industrial/Commercial Park (Union Street -Griffen Road -Godfrey Blvd.) has available land but represents a reservation 04 land for major new basic firms. In the past, this means the land has not been available for many of the types of firms in ourmixed-use parks. 2. New park areas within present Land Use Planning A. The proposed Hardy Associates Industrial Park on North Hildrelh Street. A 64 -acre tract under planning that will be available in 1989 to mixed industrial/Meavy c ial/business uses. Attempts to expand industrial park potential, bynegotiating for additional land adjacent to this area, are being made by the Target Corporation, a n-profitorganiz- ation managed! through the Economic Development Department. In addition to this activity, the Economic Development Department also has been looking at read access questions relating to the west side of the runway for industrial uses, where a c estimated 150 acres of city owned undevelopedland a butting the North Hildrelh Street properties (mentioned above) exists. However, initial response from Hoyle L Tanner, consultants for the Airport Master Plan revision, indicates this land, pending completion of the master plan in 1989, should be reserved for potential direct aeronautical B. The Maine Avenue business park proposed on the air- port at Maine Avenue, Texas Avenue, Illinois Avenue. Upon release of the land from the present University of Maine lease, this area will provide about 40 acres of prime developable land. A 1989 development starling Schedule is ontemplated, and will require removal of some 24 -wood frame buildings by the fall of 1991. C. Union Street business land at the airport. This comprises about 9 to 11 acres Of prime business land that can be provided for development, pen either a widenitq of Union Street by the Maine Department of Transportation(manyyaodel delayed), , or a provisional access p and UniStreet, acceptable to the Planning Board. D. Private business and office park subdivisions are being developed such as the proposed Liberty Group business sub -division on Stillwater Avenue. north- easterly Of Hogan Read; the Penderson Office Park -'" - n Gilman road* and smaller office parksalready being developed. There arec also many acres Of undeveloped land designed within the Land Use plan for cdemercial uses. E. The Central Bsiness desexict aohanded river-velopmenttendingto1-395will provide new Opportunities for private development in a high Art prity area for such development. In summary of this section, the industrial/Commercial land areas now designated under the current Land Use Plan will continue to provide development mpPort- unities, but will be insufficient over the long term of the neat len years, and beyond. The tightening of industrial park and-malor industrial site inventories will diminish opportunities sooner. NEW BUSINESS/INDUSTRIAL AREA SUGGESTED IN P REVISED LAND USE PLAN over the longer range, new areas will be required for the City's business/industrial growth. Because of the lead time and costly resources that would be needed for Opening up large, new land tracts, initial steps need to be undertaken in the 1989-90 time frame A. outer Union Street Land. Some 200 acres of lana situated on Lhe easterly side and at the northwesterly end of Ina airport r way, r nin9 from a few hundred feet from Union Street to thencity-owned airport property lane, r r undeveloped. The current Land Use Plan shows thisareas Rural Residemeand Farming. Frontage along Union Street generally i residential uses. The land i important for airport protection a abuffer and compatible development Excluding residential frontage, a considerable aunt of the land will be needed for direct airport - oriented usand much of the remaining should be considered for light industrial uses. In connection with this, the site is located poorly n terms of good access for industrial/commercial where Union Street is the prim lost access to Interstate 95. Consideration should be givens- possi l+ly through seem 'redesign, of access through the airport as an alternative route to 1-95 at Hammond Strut and at 1-395. B. Husson Coles Land. The college possesses some 200 a of undeveloped land if the campus cores itself, x included. The lane and existence he u college cold provide an opportunity for an attractive bust nese park of selected firmscomple- entary to the college's goals AM objectives, a Sort of 'Business College Park' of educational and high business/service uses. This does not contemplate opening up the land for general business,uses from the immediate market area. e There a several advan- tages: availability of100 (perhapst up o 200) acres of land, proximity to the airport and Interstate High- way, the college's own interest, and college's ability to audit proper prospects. The Land Use Plan presently mixtureis a e of low and high density residential, and civic and institutional uses. Changes would have to be considered. Zoning Asx to have to be carefully controlled. C. Extension of Bomarc Industrial Park. This admittedly, is a difficult cnceps in that the present park o any extension of light industrial r business type uses northerly of the park, are e considerably removed from Interstate Highway access. r The a also is centered :n that part of the city where the thrust of development, in pastand present land use planni,g, has been residential. Any differ-. ant approach would depend somewhat on routing of an alternative cross -city road ... an Outer'ring read' to Hogan Road-Surleighl Road -Strickland Road plan. The existing Bomarc Industrial Park will require another access s than the present road to Burleigh Road at some time in the future. The large land a northerly of the park contains s :able tracts of land under single ownership. The most rent L.L. Bean experience (distribution facility) indicates that on a Company seeks a large tract for a single, attractive development within apampus-style atmosphere. Such sites are difficult to pin point n Bangor. The land immediately north of BOmarc i - - - - Rural Residence and Farming within the present Land use Plan. It is suggested that consideration, at least, be givento the concept of reserving a major tract of attractive rural land for one or two major Companies. O. Stillwater Avenue a This includes land a ef StillA water vewe in the Hogan Road -Chose Chase Road area where large tracts of land exists which could be encompassed into future growth areas for business and industry. Il would include land:easterly of and along I-95 between Hogan Road A" Chase Road, tot already within the commercial Land Use area. Planning for .such developable areas must include serious early pursuit with the Maine impartment of Transporta- tion for Stillwater Avenue improvements. between Hogan Road and Kelley Road in Orono, and serious s pursuit pf a new access point to the Interstate 915 at r the Chase Road. Both will act a reliever of Hagan road traffic, and a e of servicing ne industrial -business land areas a outlined in this section. Location of a access p to Interstate 95 and consideration pf a -city road will very likely require avoiding the bog lands. In addition more detailed s road planning in the r entire a Of Stillwater Avenue, and both sides of Hogan Road, toencourage rage internal land development should be included in the development of the Comprehensive Plan revision. C Improved access planning to the potential commercial land along and easterly of the Interstate 95 between Hogan Road and Chase Road should be con- sidered. These are some of the discussions of the Sub Committee and its suggestions for consideration. e COMPREHENSIVE PLAN REVISION I. Community Services Policy and Development Plan A. Utility Systema B. Community Facilities 2. Transportation System(s) Plan A. Street and Highway Plan B. Nese Transit C. Air, Rail, Water Transportation Services 3. Housing and Residential Policies A. Residential Markets and Development Policy B. Affordable Housing and Assistance Programs 4. Physical Development Plan A. Overall Land Development Policies B. Specific Area Development Plane and Strategies: Airport, Downtown, Waterfront, etc. 5. Economic Development Plan A. Economic Development Goals and Objectives B. Development Strategies C. Development Programs and Vehicles 6. State and Regional Policies and Objectives A. State Growth Management Goals B. Regional Growth Management Issues 1. long -Tem Capital Improvement Program and Fiscal Policy Plan A. Long -Term Capital Needs (Projections) B. Long -Term Funding Policies and Strategies C. Short -Term Funding Policies and Strategies