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HomeMy WebLinkAbout1989-04-10 89-161 ORDERWumal Attlpn Dm April 19. 1989 Item No. 89-161 hem/Sublact Amending the Land Use Plan of the City of Bangor Com- prehensive Plan - Judson Heights Area - C.O. A 89-161 Reepomihk Department: Planning Division Commentary. The Planning Board held a public hearing on the amendment to the City's Land Use Plan in the Judson Heights Area at its meeting on April 18, 1989. Judson M. Grant, Jr., an owner of a portion of the property in question, told the Board that he was agreeable to R-3 zoning for this area but would be opposed to R-1 zoning. Pam Jackson, 3 Castle Hill Road, told the Board that she was in favor of restructuring the land use policy in this area. The Planning Board .after careful consideration of the ara voted five in favor and none opposed to recommend that Ce0. 1 89-161 be approved. The Board noted that it was voting in favor of this proposed change to the Land Use Plan with the understanding that low density use would include R-1, R-2, and R-3 zoning. u pw rcvsx Manger's Comments:ne�. o ' �s 96� �QCc AgopmtM In(ormaogn. Budget Approval: mv. u sae. Legal Approval: car waao, Introduced For ®Passage El First Heading Page_ ot_ ❑Referral wunnl xuon No 4/4/89 Item No. 89-161 Item/Subject: Amending Land Use Plan - Outer Broadway/Judson Heights Area Responsible Department: planning Division Commentary: For. Referral to Planning Board par(mnr H[a' Manager's Common: CirY abnoyer Associated Informavon: Budget Approval Fue res Director Legal Approval: - Cfiy MINmr Introduced For O Paso" ❑ First Feeling Pao— of _ ©Referral 89-161 Aedgadto Cawdor Shubert, April 10, 1989 CITY OF BANGOR mm.) (Drber Amending the Land Use Plan pf the Cityof Bangor Plan By the Otey Commit oft C%ofBaroar:. ORDERED, TWT WHEREAS, the Bangor City Council adopted the present Comprehensive Plan of the City of Bangor, Maine by Council -Order 50 AB on January 28, 1974 and the Bangor City Council amended said Comprehensive Plan by the adoption of a revised Land Use Plan by Council Order 150.AG on June 11, 1979; and NOW, THEREFORE, BE IT ORDERED BY THE CITY COUNCIL OF THE CITY OF BANGOR THAT, the proposed revision to the 1979 Land -Use Plan in the Outer Broadway/Judson Heights Area be adopted as revision to the Comprehensive Plan of the City of Bangor, Maine. 84 8 ID City uracil gsil L),19® - - 0 R 0 E R �fae3 Al Title, 1�dutl [ke Ian V.� Pim.. tie City r. raga. IN CITY COUNCIL Cfrp g BPlan April 24. 1989 ......... 6 ............................ Passed Reconsidered under Suspension of the Rules passed by the following yes and Aea;pmd w. _ no votes. Councilors voting yes: Blanchette, Sawyer, Saxl, Shubert, Sosnaud, Sullivan and Tilley. Councilor voting no: Englapo........ GpVPC}3pr. SEpb2i0........... .Councilor absent: Stone. Councilman ' Referred back to Planning Board failed to pass by the following yes and no votes. Councilors - voting yes: England and Sawyer. Councilors - voting no; Blanchette, Saxl, Shubert, Sosaaud, Sullivan and Tilley. Councilor absent: Stone Councilor Saxl made a motion to direct staff t consider to end a "low density residential" as R-1 or RZone passed by the following yes and no votes. Councilors voting yes: Blanchette, Sail, Shubert, Sosnaud. Sullivan and Tilley. Councilors voting no: England and Sawyer. Eonuni va Stn. 9rainanae Passed. Els CLEEg x HIGH ENSITY - iTY OPEN-SPACE NSITY TOLORESIDENTIAL 89-161 (d) The proposed use would not appear to reduce neighboring property values, although Staff doesn't have an apprais- al to verify this. (e) The proposed use will not overtax municipal services. (f) The proposed u not expected to lower the level of service of Somerset or Pine Street, However, Staff doesn't have a traffic study to verify this. lgl The proper operation of this special axception is basi- cally assured by the site plan design, however, Staff has concerns r the storm drainage as proposed. Applicant proposes draining the parking lot into a open ditch with runoff flowing across a sidewalk into Pine Street. An alternative of catch basin storm drains is preferable. The basis for applicant's request for this u at this loca- tion is the R-5 Zone Special Exceptions, Article 10, Section (3) 2(d) which states: i(d) For Historic Landmarks and all principal use build- ings within Historic Districts as designated under the provisions of Chapter VII (Historic Preservation Ordi- nance) Article 91 Section 5 and which are located on - major street 1 Any business or profession office" Staff would contend that the intent of this provision was to extend specific additional rights to property o the R-5 Zone to provide incentives to preserve historicsstruc- tures. Applicant's proposal has similarities to a proposal before the Board in 1987 to construct an addition to the Prudential Insurance building Is new building in an R-5 Historic District for office use in excess of 2,000 sq. e ft.). How that use did not require a variance from the major street requirement (Union Street). . Staff would not recommend approval of this special exception unless the Board find that applicant meets the test of Arti- cle 22' Section 2 (a) -Ig) d. The site plan as submitted meets the requirements of the zone and submittal requirements. However, the drainage plan as mentioned above is inadequate a submitted. Staff would not recommend site plan approval, item No, 13: Land Use Plan Amendment - Broadway & LaSalle Drive - C.Q. k 89-161 a. This land use plan amendment seeks to adjust the City's land use policy off of Broadway and LaSalle Drive. 89-161 b. The City's land use plan indicates a large area fronting an Broadway and extending back 800 feet to La Salle Drive for high density residential u There has been increasing concern about the compatibility of high density nresidential development at this location adJacent to existing and pro- posed single family development. The amendment seeks to increase the area included in the low density residential designation. C. The area immediately off Broadway will remain designated as high density residential. The first three lots north of Judson Boulevard are presently zoned Commercial. The land Orth of that is approved as a mobilehomo park. The present plans for the mobilehame parkinclude a stormwater detention pond which separates the development which fronts on Broad- way from those on Lasalle Drive. d. The Planning Staff would find the proposed division of high density and low density to be a logical one. Staff would note that this action does not change the Zoning of any parcels, but sets the basis for any future changes. Staff would recommend that the Planning Board recommend approval to the City Council. item No. 14; Amending Zoning Ordinance - Chapter VIII - Article 17 - Beneral Industry Zone (I-3) - C.O. k 89-158. a. At the direction of the City Council, the Planning Staff has reviewed the existing zoning ordinance and existing zoned areas to attempt to identify potential problems which could crop up in the next few months until after the Comprehensive Plan is revised and updated. one area noted was the wide open provisions of the 1-3 Zone. Therefore, we have submitted the amendment in C.O. k 89-159 to address what we perceive as potential problems with this Zoning District. b. The basic changes are to add a building height limit (75 feet) where there was none before and to establish a maximum floor area ratio (the square foot of floor area in a build- ing divided by the square foot of area a lot) of I.G. This provides a Overall development control which is lack- ing in the previous ordinance and at the same time allows for flexibility, particularly, where much of the 1-3 zoning is in already develaped sites. Also, the use provisions of the district presently call for a broad catch-all type par- mitted "as uinial/industrial a The feeling was that there should besome rational to the uses allowed i this district &a in any other zoning district. 'Therefore, Section'3 has been a ended to provide for the uses permitted 1n the Industrial 2 Zone, the heavy equipment and truck sales and service uses, the auto repair shop u and as special exceptions solid waste transfer or recycling sites and petroleum product storage facilities.. This would appear