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Home My WebLink About1988-01-25 88-97 ORDER88-9) Introduced by Councilor Sawyer, January 25, 1988 CITY OF BANGOR (TITLE.) (OrDBr, ............. Receiving Development Commission recommendation . on airport development By Me City C%UMW of Me City ofBanyor. ORDERED, TORT the City Council hereby receives for its review and consideration the recommendation of the Bangor Economic Develop- ment Advisory Commission dated January 21, 1988, and attached hereto, relating to land use and development policies on a portion of non-aeronauYical,..properties at Bangor International Airport. 88-97 0 R D E R '88 JAN 21 P4:13 Titlee HELc;,, R eiv' De l t CtlIm Slm CRY Of DARGOR . CITY CLERK ..................... ................ Remmndei on AirF Develcps In City C cil January 25,1988••.................................... Passed r�Introduced and by U ty lr C Gilman Bangor, Maine — New England Browth Center 88-97 q (9ft Df igaugur, mine BANGOR ECONOMIC DEVELOPMENT ADVISORY COMMISSION January 21, 1988 Chairman Marshall Frankel and Members Bangor City Council Bangor, Maine Dear Mr. Chairman sea Members: Please be advised that the Bangor Economic Development Advisory Commission, at its January b meeting, voted to recommend to the City Council for its consideration and action the attached set of recommendations affecting land use and development practices at Bangor International Airport of non -aeronautical properties running from union Street. These properties have been and are expected to be available for private development and investment over the coming years, and not Subject to expansion needs of the aeronautical facilities, themselves. The review of past practices and informal policies and approaches over the past years has been conducted by the Commission over its past three meetings. The recommendations, also, have been made in consultation with the Economic Development Office and the Airport Department. Most of the practices over the years since civilian operation in mid -1968 are recommended to be continued, with some detailed changes and directions for the coming years. The recommendations do represent the first time that these practices have been listed comprehensively for some period of time, and a review and direc- tion for the future, both clear cut and workable for private in- vestment, is required at this time. Chairman Frankel/ City Council Members Page Two The Commission is hopeful that the recommendations will receive City Council attention and will be helpful and constructive in assisting the Council in its consideration. The Commission would be pleased to continue its consideration of the proposed new Maine Avenue business/industrial development park on land now leased to the university, as this area, to be newly opened, had not been included in our recent review. Sincerely, William M. Cohen Chairman Economic Development Advisory Commission PMCts Airport Development Objectives (Non -Aeronautical Properties) The following general objectives apply to properties owned by the City of Bangor at Bangor International Airport that are designed for development of non -aeronautical uses. Aeronautical used generally apply to operations needing close proximity o access to runway areas, r airport maintenance and air passenger/ cargo facilities and expansion. Non -aeronautical s generally e apply to industrial; commercial, office v air -oriented u and public u not requiring proximity to or access to runway e systems or air passenger services. General Objectives 1. The aeronautical growth and operational needs of the airport shall be first priority in use of land and city -owned build- ings at the airport. 2. Properties at the airport available for non -aeronautical private development shall be utilized to generate new basic jobs to the community and region wherever possible, and to create new bus- iness and property tax expansion i accordance with specific land uses and policies listed here• 3. Development standards for land and building improvements shall be sufficient to ensure attractive, well -landscaped development, and to promote a safe and workable environment. 4. Occupancy of city -owned buildings or land at the airport shall be exercised through leases, rather than sale, to ensure long- termguaranteed flow of income to the airport's capital and operational needs, except where the sale of such an asset i justified and specifically approved on the basis of significant benefit to the airport, city and region which could not otherwise be obtained or occur in the form desired or acceptable to the community. 5. Land at the airport shall be developed i and efficient m s r for land conservation, and n lots shall be sized and designed to meet nomore than the needs of the specific development proposed and its reasonably expected growth, so as to prevent poor land use, undeveloped land not under control of the City, and any form of land speculation. - 1 - need to be removed. several old building slabs and foundations exist on the ground. The land is a high value business area. The recommendation is as follows: 1. The land area, as soon s available for development, be marketed on the basis of invitations for proposals by a single developer, and developed as a single unit, rather than developed on a basis of a subdivision of lots marketed through the city. 2. General business uses shall be allowed. 3. Land shall be made available without restriction as to present location of business. 4. Land shall be leased only. S. Land shall be leased at fair market value on the basis of a Ingle development fat entire tract, or on a per lot value basis if a subdivision is pursued. 6. Development standards should be applied that would ensure an attractive commercial development or series of development. A-3 New Development Area This tract of land is located on Godfrey Boulevard, and is access- ible s-ible also from the rear from Maine Avenue. Because of the large open ditch and underground drainage through the site, nearly one half of the ten acre tract may be undevelopable for buildings. Lotting may restrict development to less than 200 feet of depth in places. It is recommended that: 1. The land area be reserved for alingle development of a attractive commercial nature; or on a use similar to that described in the 'D' area (Industrial Subdivision) below. Because of the close proximity to Union Street and the re- tail centers across from the Airport, and because of the development difficulties with the land, commercial uses should be considered. Commercial use should be highly selective. 2. Land should be leased only, at a current market value. 3. Development standards should be high for both building and lot appearance because of its high visibility. - 3 - A-4 New Development Area It is recommended that this new area be utilized for the following priorities: First: As land expansion area to support expansions and parking for Buildings 271 and 269, and re served for at least three years (1991) for this potential.Both buildings are Free Trade zone and business incubator uses, or industrial uses, and are land restricted at present. Second: After 1991, the land be reconsidered for development of small business or service offices. B-1 and B-2 Building Areas These areas contain former USAF buildings, city -owned and now utilized by industry. It is recommended: 1. The buildings and apurtenant land shall continue to be re- served for and utilized by the city to attract basic industry and service firms of a 'export market' nature and new to the City. These firms, whether established or start-up (incuba- torl, should possess markets for goods or service substan- tially beyond the regional eastern Maine or state market, Z be of aninternational trade O -oriented nature. Generation of new jobs and accompanying new payrolls and business spin offs should be the prime consideration. 2. Incentive rental rates should continue to be offered to such firms. 3. The buildings should continue to be municipally owned, tax- exempt buildings to assist in the incentive to locate new industry and high service companies to Bangor. 4. Wherever possible, the buildings should be utilized to cubate$ companies that eventually will relocate to larger buildings of their own in this region._ 5. The city should be first prepared to finance expansions to these buildings, itself, and strive to remove obstacles to this process. Secondly, the city should beprepared to make use of non-profit corporations to finance such expansions, and assist and cooperate insuch a project if attractive and justifiable. Thirdly, the city, if necessary, should be prepared to lease its building with protective conditions to lessee to allow private financing of expansions, if at- tractive and justifiable. 4 - C Area - Free Trade Zone The Free Trade Zone area contains about 33 acres of land and two principal buildings (*271 and No. 269). It incorporates about 17 acres of the former USAF light-duty aircraft parking ramp on which four small nose dock hangars sit. These hangars are WW -II vintage, unheated, without water or sewer services, In pool condition and used for storage, both private and by airport maintenance. It is recommended that: 1. The land area within the z and Buildings 271 and 269 continue to be used and protected for Free Trade Zone users and start up or pilot operations of companies of a indus- trial, air -oriented, or international trade nature as part of the Barmor International E t rise Development Center. 2. Free Trade Zone building rentals (presently operated by BanAir Corporation on a lease from City) continue to be gauged to encourage ourage the location of zone users, start up companies or pilot operations as part of citys industrial marketing effort. 3. The land area should be reserved for Zone users, but flexi- bility shall be exercised for the 17 -acre light duty apron use should an attractive alternative development by a major industry or aeronautical firm need the site, even though such a company is not a zone user. 4. Land shall be leased only. S. Land rental rates shall be based on industrial land values in region. U Area - Industrial Subdivision This formal subdivision contains 72.5 acres of which about 16.5' acres have been leased, and another eight have been sold to the USAF. The land comprises a large part of the Bangor International Industrial Airpark. It is the only such industrial park in the region that has been r e rved to attract n industry with a priority goal of generating new basic jobs to the community and region (about 600 at present). It is recommended that: 1. The land shall continue to be reserved to attract new basic industry and service firms, the nature of which is industrial (manufacturing, assembly, fabrication, processing); major distribution; international trade; air -oriented; or high service firms (insurance, telecommunications, medical, telemarking, information processing, research and develop- ment, etc.); these firms to possess established markets - 5 - regional (Mew England), national or international in scope. 2. Relocations and expansions for Bangor area firms meeting the above criteria shall be allowed only if such relocations and expansions are significant in the creation of a substantial number of new (not recalled) jobs. 3. Land shall be leased only. 4. Land rentals shall be based on industrial land values in the region, unless otherwise negotiated in the case of non- industrial uses. 5. Building designs and lot layouts, expecially along Godfrey Boulevard, should be carefully considered to require highly attractive appearances• The following land areas are shown on Map B. Maine Avenue-UMS Business Park Area This tract of land, approximately 60 acres, is the subject of dis- cussions with the university of Maine Systems for release from the city land lease to the University. The area will be planned for an attractive business park and will include planning of the south- easterly end of Maine Avenue for general aviation and air -oriented business uses. - A detailed land use and development policy plan will be generated for this area in the near future. BanAir Industrial Park Area This is a proposed industrial subdivision covering 43cs of airport land fronting on Route 2 (Hammond Street Bulge) and running back approximately 2000 feet to Old Hammond Street (discontinued). Thisis being designed as a mixed-use, small industrial building park, similar to Bangor Industrial Park S Annex, and Target Indus- trial Circle. It will contain about 20 lots, ranging in size from one,to three acres. 1. Business uses allowed in this park shall be mixed uses, as n the adjacent parks, including retail on front lots, wholesale, distribution, warehousing, industrial, industrial services, trucking and freighting, and other uses common to Bangor's non -airport industrial parks. 2. The entire park is zoned Airport. Development standards shall utilize those standards contained in the City's C-3 zone for front lots, and the City's Industrial -2 zone for real lots. - 6 - 3. These lots shall be offered for sale on a lot by lot basis, rather than lease only, and the City shall pursue the nec- essary steps to make this possible. This isa proper ex- ception to the lease only objective because of the isolated location of the proposed park from the airport proper, its proximity to other ms xed use parks, the highly competitive nature of its marketin the region, and the ability to pro- tect the income annually to the airport. - [01 Aeronautical For Letter Key M A P A See Attached Report .- MMS ��i� c= X M A P B 1. Asea of Other Map/union Bt beere et 2. Maine Ave. Development/Redevelopment Area NUMBER 3• Alert Area KEY 4• EanAir Ind. Park Area 5. Future Development Area 6. Area deeded to National Grd. Bureau Bangor. Maine — New England Growth Center BANGOR CITY HALLw a HARLOW 1:07)"+4341 - w,xaan..am:ewim GRU of Nungor, wine BANGOR ECONOMIC DEVELOPMENT ADVISORY COMMISSION January 21, 1988 Chairman Marshall Frankel and Members Bangor City Council Bangor, Maine Dear Mr. Chairman and Members Please be advised that the Bangor Economic Development Advisory Commission, at its January 6 meeting, voted to recommend to the City Council for its consideration and action the attached set of recommendations affecting land use and development practices at Bangor International Airport of non -aeronautical properties running from Union Street. These properties have been and are expected to be available for private development and investment over the coming years, and not subject to expansion needs of the aeronautical facilities, themselves. The review o£ past practices and informal policies and approaches over the past years has been conducted by the Commission over its - - past three meetings. The recommendations, also, have been made in consultation with the Economic Development Office and the Airport Department. Moat of the practices over the years since civilian operation in mid -1968 are recommended to be continued, with some detailed changes and directions for the coming years. The recommendations d0 represent the first time that these practices have been listed comprehensively for some period of time, and se w and direc- tion for the future, both clear cut and workablefor private in- vestment, is required at this time. Chairman Frankel/ City Council Members Page Two The Commission is hopeful that the recommendations will receive City Council attention and will be helpful and constructivein assisting the Council in its consideration. The Commission would be pleased to continue its consideration of the proposed new Maine Avenue business/industrial development park on land now leased to the University, as this area, to be newly opened, had not been included in our recent review. Sincerely, 1 4 William M. Cohen Chairman Economic Development Advisory Commission WMC:a SPECIFIC LAND USES AND DEVELOPMENT POLICIES The specific recommendations below are based on land and building locations shown in NAP A, preceding this page. Please check the lettered areas against the areas listed below. A-1 Area This area is a formal subdivision comprising two tiers of business lots, one tier fronting on Union Street, the second fronting on the access street (Ashley and Illinoisl. Six of the thirteen lots are already leased to businesses. The recommendation is as follows 1. Lots continued to be utilized for general business development. 2. Lots continue to be marketed singly by Economic Dev. Dept., working with developers and brokers where opportunities permit. 3. Lots be leased only, at fair market value for business lots in this location. 4. Lots be made available to acceptable development without restrictions as to present location of business. 5. Developments fronting Union Street be attractive masonry or architecturally -designed buildings as opposed to stripped - down metal buildings. Automotive service uses (garages, gas stations, car washes, etc.) not be allowed. Curb cuts (drive- ways) onto Union Street not be allowed for traffic safety reasons. A-1 (Lot 14B) This lot, as an exception to adjacent areas marked 'D', shall con- tinue to be used as office facility as presently required in lease, including possiblefuture office tenants from general business area. A-2 New Development Area This is a tract of land, mostly undeveloped, fronting on Union Street starting about 200 feet southeasterly of the old Pierce Street, and running to the end of developable land near Godfrey Boulevard. It''s It's depth i about 400 feet. The tractcontains ap- proximately 11.5 acres, less very small parcels housing a gas storage tank and dog pound. At least two old wood frame buildings - 2 -