Press Alt + R to read the document text or Alt + P to download or print.
This document contains no pages.
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