HomeMy WebLinkAbout1985-10-16 85-348 ORDER1( P '✓ 85-348
Introduced by Councilor Frankel, October 16, 1985
CITY OF BANGOR
(TITLE.) @TiTBYt.......APProvSng and _,Adopting C,.,o{n ty Develppment
Revitalization Plan for the Front Street Riverfront Revitalization Project
By W City G nmaJI of the City of Bangor.
THAT WHEREAS, under the provisions of Title I of the Housing
and Community Development Act of 1974, the Secretary of Housing and
Urban Development is authorized to provide financial assistance to
local governments for undertaking and carrying out Community Develop-
ment Programs; and
WHEREAS, there has been prepared and referred to the City
Council of the City of Bangor for approval and adoption a."Front Street
Riverfront Revitalization Plan", a copy of which is on file in the Office
of the City Clerk; and
WHEREAS,.a Comprehensive Plan has been prepared and is
recognized and used as a guide for the general development of the
City of Bangor as a whole; and
WHEREAS, the Planning Board of the City of Bangor has
reviewed the Plan and has submitted to the City Council in writing
its report and recommendations respecting the Plan indicating that the
Plan conforms with the City of Bangor Comprehensive Plan and applicable
zoning ordinances; and -
WHEREAS, the City of Bangor has made studies of the location,
physical condition of structures; land use; environmental influences,
and social, cultural, and economic
conditions of the Front Street River -
front Revitalization Project Area and has determined that the area is a
blighted area as defined in 30 M.R.S.A. § 4852 (1) and that the condi-
tions herein fall within the "findings and declaration of necessity"
as set forth in 30 M.R.S.A. § 4851; and
WHEREAS, it is desirable and in the public interest that
the City of Bangor, as part of its Community Development Program having
as its primary objective the development of viable community by pro-
viding decent housing, a suitable living environment and the expansion
of economic opportunity, principally for persons of low and moderate
income, undertake and carry out the Revitalization Plan for the Front
Street Riverfront Revitalization Project encompassing the area as
described in the Plan;
NOW, THEREFORE, BE IT ORDERED BY THE CITY COUNCIL OF
THE CITY OF BANGOR:
THAT it is hereby found and determined that the Front
Street Riverfront Revitalization Project Area is a blighted area
as defined in 30 M.R.S.A. § 4852 (1) and is hereby designated as
such.
THAT the Revitalization Plan for the Front Street
Riverfront Revitalization Project dated October, 1985, a copy of which
is on file in the office of the City Clerk, is herebyapproved and
adopted by the City Council of the City of Bangor in accordance with
30 M.R.S.A.. § 4853.
85-348
0 R➢ER
IN CITY COUNCIL
October 15, 19e5
Title,
-
Referred to Planning Board -
- Consider nextme tr'n
//a
approving qAp. optipg. cosmounicy. Development
6C�
CTL
Revitalization Plan theI
......... .. ...
Front Street Riverfxont Revita Size t ion
Project,
IN CITY COUNCIL
.f
October 28, 1985
Introduced and filed by
Referred to Community Development
for public hearing on November 6N
n
Con r ist meetingfn Aovembex.
1(S JJ
COWcilIDan
H rami
CITECIEKK
In City Council November 13,1985
Passed amanded plan filed
Vote for passage 8 Yee 1 No
voting yes Brown,Cox,FreNcel,
-
Lebowitz,Mc Csrtby,6ulliven,
Ter- Voti
lley
City Clerk
J�
;15
j
Bangor, the oenter of Maine—the Gamany to Maine's North Woods and Seashore Ranwa
DEPARTMENT Of PLA I 1HIG Hd COMM" fTy COVE LIGAMENT
MEMORANDUM
October 11, 1985
TO: City Council
FROM: Rodney G. McKay, Director of
Planning and Community Development
SUBJECT: Council Order 85-348
Front Street Riverfront Revitalization Plan
The State Statute regarding Community Development requires that
if the Community Development Program has not been prepared by the
Planning Board, the 'municipal officers" shall submit the program to
the Planning Board for its review and recommendations as to the
program's conformity with the Comprehensive Plan and any applicable
zoning ordinances. After the Planning Board's recommendations
endations are
received, the 'm nicipal officers' shall bold public hearings on the
proposed plan after which themcipal officers" shall submit the
program and any recommendations of ¢ the Planning Board to the "legis-
lative body" of the municipality for their approval and adoption.
Since, under the City of Bangor's form of government, the City
Council constitutes both the "municipal officers" and "legislative
body" the Council has to refer the Community Development Program
(Council Order 85-348 "Revitalization Plan for the Front Street River -
front Revitalization Project") to the Planning Board and after
receiving the Planning Board's recommendations, hold am m of two
n
public hearings, o of which is being scheduled at theregular
Council meeting on October 28th. Therefore, Council Order 85-348
should be referred to the Planning Board and continued on the Council
Agenda until its meeting of October 28th.
Attached for your information is a Copy of the Community Develop-
ment Program Revitalization Plan for the Front Street Riverfront
Revitalization Project. Exhibits to the Plan will be available at the
Planning Board and Council meetings.
R.G.M
RGM/1g
Attachment: AS
A.,Y
RANCOR, MAINE OMIN
JOHN M, LORD
ie_..o,tsa,om.,
'" "" ''°"`
(94
of Pangor, fflaint
DEPARTMENT Of PLA I 1HIG Hd COMM" fTy COVE LIGAMENT
MEMORANDUM
October 11, 1985
TO: City Council
FROM: Rodney G. McKay, Director of
Planning and Community Development
SUBJECT: Council Order 85-348
Front Street Riverfront Revitalization Plan
The State Statute regarding Community Development requires that
if the Community Development Program has not been prepared by the
Planning Board, the 'municipal officers" shall submit the program to
the Planning Board for its review and recommendations as to the
program's conformity with the Comprehensive Plan and any applicable
zoning ordinances. After the Planning Board's recommendations
endations are
received, the 'm nicipal officers' shall bold public hearings on the
proposed plan after which themcipal officers" shall submit the
program and any recommendations of ¢ the Planning Board to the "legis-
lative body" of the municipality for their approval and adoption.
Since, under the City of Bangor's form of government, the City
Council constitutes both the "municipal officers" and "legislative
body" the Council has to refer the Community Development Program
(Council Order 85-348 "Revitalization Plan for the Front Street River -
front Revitalization Project") to the Planning Board and after
receiving the Planning Board's recommendations, hold am m of two
n
public hearings, o of which is being scheduled at theregular
Council meeting on October 28th. Therefore, Council Order 85-348
should be referred to the Planning Board and continued on the Council
Agenda until its meeting of October 28th.
Attached for your information is a Copy of the Community Develop-
ment Program Revitalization Plan for the Front Street Riverfront
Revitalization Project. Exhibits to the Plan will be available at the
Planning Board and Council meetings.
R.G.M
RGM/1g
Attachment: AS
Bangor, the Center of Maine—the Gafeuay to Maine's North Woods and Seashore Resorts
RODNEY G. REPAY CITY "ALL
Ck"P, BANGOR, MAINE HERN
�mc8°r, oat" re�>o„e.,aa.,
JOHN M. LORD
PIEVMw Goon Cam of DEPARTMENT M PLANNING Yd COMMUNITY DEVELOPMENT
DATE: October 23, 1985
TO: The Honorable City Council
FROM: - The Planning Board
SUBJECT: Approving and Adopting. Community Development Program -
C.O. d 85-348
Please be advised that the Planning Board at its regular
meting on October 21, 1985 reviewed the above Community Develop-
ment Revitalization Plan for the Front Street Riverfront areawith
aspect to its conformity with the City of Bangor Comprehensive Plan
and the City's Zoning Ordinance.
After review of the plan and .the proposals in regard to redevelop-
ment of the area and the possible creation of a special waterfront
development zone, the Planning Boardvoted six in favor andn e
opposed to recommend to the City Council that the Front StreetnRiver-
fiont Revitalization Plan be adopted as its proposals for redevelop-
ment of the area are consistent with the City's Land Use planning
policies and that implementation of the recommendations of the plan
as to zoning in the area would be recommended by the .Planning Board.
I I YO
01111 M. Lord
planning Officer
COMMUNITY DEVELOPMENT PROGRAM
REVITALIZATION PLAN
FOR THE
FRONT STREET RIVERFRONT REVITALIZATION PROJECT
Submitted to:
—CITY COUNCIL OF THE CITY OF BANGOR
OCTOBER, 1985
COMMUNITY DEVELOPMENT PROGRAM
REVITALIZATION PLAN
FRONT STREET RIVERFRONT REVITALIZATION PROJECT
TABLE OF CONTENTS
Page No.
I.
PROJECT BOUNDARIES
1
II.
EXISTING CONDITIONS
1
III.
REVITALIZATION PLAN GOALS AND OBJECTIVES
5
IV.
LAND USE PLAN
V
V.
CIRCULATION
9
VI.
PUBLIC IMPROVEMENTS
10
VII.
REVITALIZATION PLAN IMPLEMENTATION
-12
VIII.
PROGRAM ACTIVITIES
13
A. Rehabilitation
13
B. Property Acquisition
14
C. Acquisition and Clearance
15
D. Private Investment Incentive Loans
16
E. Marketing and DaV010pmenc Assistance
16
IX.
LAND DISPOSITION
17
A. Introduction
17
B. Land Disposition Map
19
C. Determination of Disposal Price -
19
D. Preparation for Disposal
21
E. Disposal of Land
22
F. Maintenance of Records
24
G. Approval of Plan
25
E. Fee Option Schedule
27
MAP EXHIBITS
EXHIBIT
'1"
PROJECT
AREA BOUNDARY
EXHIBIT
"2"
EXISTING
ZONING
EXHIBIT
"3"
EXISTING
LAND USE
EXHIBIT
"4"
PROPOSED
DEVELOPMENT POLICY
EXHIBIT
"5'
PROPERTY
ACQUISITION
FRONT STREET RIVERFRONT REVITALIZATION PLAN
I. PROTECT BOUNDARIES
The Front Street Riverfront Revitalization Project Area is situ-
ated in the City of Bangor, County of Penobscot, State of Maine. The
attached Front Street Riverfront Revitalization Project Area Map
entitled "Exhibit 1" delineates the project boundary.
II. EXISTING CONDITIONS
The following discussion deals with the existing conditions in the
Front Street Riverfront Area which supports the present need for imple-
mentation of the Front Street Riverfront Revitalization Plan.
The Front Street Riverfront Area, located at the mouth of the
Kenduskeag Stream at its junction with the Penobscot River and extending
in a southwesterly direction for approximately 3,000 feet, contains a
mixture of physically deteriorated, functionally obsolete and under-
utilized buildings as well as a detrimental mixture of commercial,
residential, warehousing and industrial uses and activities. Evidence
of the detrimental impact of conditions in this area is easily seen
through the disinvestment which has taken place over recent years, the
loss of jobs in the area with its resulting negative impact on the
economic base and tax base of the community as well as its negative
influence on the adjacent downtown area which is in the throes of
redevelopment and substantial revitalization efforts by both the public
and private sector of the City.
This area is presently one in transition from its former orienta-
tion to the river and the water commerce which tied Bangor to the
outside world and the retail and service function of the City's late
twentieth century economy. The recreational values of the Penobscot
River are only now being recognized and the recent success of the Mt.
Katandin tour boat on the river has illustrated the economic potential
of these values.
In mpatible Uses and Conflicting Activities
While there are obvious conflicting and potentially hazardous
activities in this area such as the extensive tank farm and the railroad
switching traffic from adjacent railyards, there are also a number of
less obvious but equally conflicting uses taking place on the 29 parcels
within this project area which have discouraged recent investment in the
area. There are a number of underutilized properties whose primary
economic value is derived from warehousing occupancy or, in some cases
these properties are totally vacant. There are presently seven ware-
house structures which are in various states of use, as well as two
wholesale and warehousing establishments which are active, and eight
commercial uses which are primarily in the heavy commercial areas such
as a feed stare and building supply. Additionally, there are two
industrial uses, a coal yard and an extensive tank farm, one wholly
residential use; and three mixed residential and commercial use prop-
erties in the area. There are three public parcels, one of which
contains a recently constructed docking facility, necessary parking and
access to the Penobscot River, and the others contain open space and the
City's pump station. There is one structure which has been used by the
Maine Central Railroad as a part of its switching activities in the area
(and adjacent to it to the southwest) and there are two vacant parcels
which are totally unutilized and have no buildings on them. It appears
that in order to stabilize property values in this area and to eliminate
blighted influences and structures, there will have to be removal of
some buildings and uses in the area, if this project is to achieve its
goals.
3
Obsolescence of 0uildinas
Many of the buildings in this area have been designed for uses
which they no longer serve. Some of these are sound and have a
potential for redevelopment and reuse for more compatible and economi-
cally viable activities and it will be the objective of this project to
encourage such activity. However, the long-term lack of maintenance on
some of the less well constructed buildings as well as their functional
obsolescence has created an economically depressing affect upon the area
and adjacent areas of the City. Some of these properties are not
economically or structurally feasible for rehabilitation to create
minimum standards for occupancy and reasonable use.
Detrimental Structural Conditions
Most buildings in the area are in excess of 40 years in age (there
is one new restaurant on the edge of the project which was built on an
Urban Renewal parcel in the 1960'x). As such, these buildings suffer
from lack of modern utilities, energy retrofit, and have extensive
physical deterioration. The disinvestment which has taken place in the
area has aggravated many of these building conditions by allowing
deterioration from exposure to the elements.
Infrastructure Deterioration
There are a number of streets in the project area which suffer from
deteriorating conditions and there are numerous other physical features
such as bulkheads and other wharf line structures which are badly
deteriorated. The municipality will have to make investment in the
public improvements which suffer from neglect in this area.
code enforcement
Because property values in the Front Street area are depressed and
because of the underutilization of properties and the lack of revenue
resulting from this underutilization, there has not been proper mainten-
ance of structures within this area. The high costs of repair and
rehabilitation needed to meet minimum code requirements and the limited
market for use of much of this space in its present condition has
created an environment where many properties, if not most, would not
meet minimum City codes. Only when properties are rehabilitated for
reuse will these conditions be addressed.
Other Deficiencies
The area in question has poorly defined separation of pedestrian,
auto, and rail movements. The lack of sidewalks in many instances as
well as the lack of definition between auto and rail movement and more
physical separation of such activities makes the area hazardous and
unattractive for reuse at this time. Inadequate off-street parking for
reuse which would generate automobile traffic along with a generally
hostile environment to the pedestrian are impediments to the areas reuse
for non -industrial uses. The provision of pedestrian access and the
separation of automobile and rail traffic, which becomes more feasible
as the switching traffic in this area is reduced, are a must if the area
is to be reclaimed for economically viable activity.
Designation of Front Street Riverfront Revitalization Area as a Blighted
Area
The Front Street Riverfront Revitalization Area contains anumber
of properties that by reason of dilapidation, deterioration, age,
obsolescence and inadequate off-street parking, endanger life and
property by fire and other causes. These substandard conditions are
detrimental to the public health, safety, and welfare of the community
as a whole. Immediate revitalization action is necessary to eliminate
existing blight and t0 restore the Front Street Riverfront Area as a
vital part of the City.
III. REVITALIZATION PLAN GOALS AND OBJECTIVES
Primary Goal
The primary goal of this revitalization plan is to develop an
economically viable and attractive area by providing expanded economic
opportunities primarily for persons of low and moderate income, by
providing adequate public facilities, and by creating an environment
which will permit safe and functional use of this area for suitable
living, recreational, commercial, and other activities. Consistent with
this primary goal, this plan includes the following specific objectives.
Specific Obiectives
A. The identification and elimination of slums and blight, the
prevention of blighting influences, and the deterioration of property in
neighborhood and community facilities of importance to the welfare of
the community and principally to persons of low and moderate income.
B. The elimination of conditions which are detrimental to
health, safety, and public welfare through code enforcement, demolition,
rehabilitation assistance, redevelopment assistance and related
activites.
C. The conservation and expansion of housing stock in order to
provide a decent home and a suitable living environment for all persons,
but principally those of low and moderate income.
0
D. The improvement of the quality of community facilities and
services, principally for persons of low and moderate income, which are
essential for sound community development and for the development of
viable urban communities.
B. The restoration and preservation of properties of special
value for historic, architectural or aesthetic reasons.
F. The conservation of the nation's s energy resources,
improvement of energy efficiency, and the provisions of alternative and
renewable energy sources of supply.
G. The conversion of the Front Street Waterfront Area from its
current industrial use and image into an area of water -oriented,
recreational, civic amenities, visitor uses, residential, retail and
office uses.
H. The establishment of full access to the Penobscot River by
the public through provision of both public and private facilities.
1. The creation of a mutally supportive relationship with the
rest of the Downtown Revitalization Area. of Bangor.
a. The maximization of access to the waterfront Area from 1-395,
the chamberlain Bridge, and the Downtown Core.
IV. LAND USE POLICY
General
Land use policy for the Front Street Riverfront Area is intended to
be broad in scope in order to provide flexibility necessary to allow the
continuation of the process of changing the primary function of this
area from its former orientation of rail and water transportation,
industrial, and warehousing activities to the envisioned commercial,
cultural, residential and recreational use of the area. There is great
need to provide direction for the reuse of area properties and to
clarify future opportunities in order to stabilize property values and
encourage new private investment. The present land use policy as
expressed in the City's city-wide Land Use Plan and the existing zoning
would allow for the range of activities envisioned in the area. Now -
ever, this existing policy and the existing zoning, particularly the I-3
zoning, allows for too wide a range of potentially conflicting activi-
ties to encourage the kind of investment necessary to reuse existing
properties in the area. The City's Land use Plan includes an area for
industrial use in the Front Street Area along the west end of Front
Street and the west side of Railroad Street (which is either being used
commercially or for limited industrial use on two particular sites at
this time). The I-3 zoning which allows a wide range of commercial and
industrial activities applies to this same area of the project. The
study done of the waterfront area by Lane, Frenchman and Associates,
recommends that the policy be reviewed and that a waterfront development
zone be established which would realign the ranges of activities per-
mitted and encourage a coordinated and complimentary development of the
area.. In order to clarify the City's Land Use and development policy
the following courses of action are recommended:
A. Provide reasonable and well-defined areas of compatible land
use in the area (amend the City's Land Use Plan and Zoning Ordinance, if
necessary)..
B.
Establish a
Waterfront Development Zone
which would be,
oriented
to the special
characteristics and needs
of the area along the
Penobscot
Riverfront.
(This would not include all
of the project area,
but the primary
target
area along the river£ront.)
C. Institute concentrated code enforcement throughout the area.
D. Institute spot acquisition and clearance or rehabilitation
and redevelopment of a limited number of dilapidated,incompatibly
developed or functionally obsolete properties.
E. Establish a redevelopment review and approval process to
ensure compatible reuse of the area in accordance with this Plan.
F. Design and carry out public infrastructure improvements i
the area as deemed necessary to achieve the goals and objectives of this
plan.
Proposed Uses
As the Front Street Area continues the process of shifting its use
from the heavy industrial and transportation orientation to commercial,
cultural, and recreational uses, it is logical to assume that certain
activities should and would be promoted. These would include appro-
priate retail establishments, restaurants; educational, cultural and
entertainment facilities, recreation, recreational marine activities,
pedestrian amenities and open space. Also, it is anticipated that under
proper conditions there would be an opportunity for the creation of
specialized residential uses which take advantage of the emerging
recreational, educational, and cultural flavor of the area. Areas to
the near of the Waterfront Development Zone would also include potential
reuse for residential and professional office uses. Reuse guidelines
should provide for development standards which protect the views of
properties to the rear of the waterfront from development along the
waterfront and ensure an ample amount of open space, necessary parking
and other support areas.
V. CIRCULATION
Planning for safe and efficient access in and out of an area of
this type is critical to maintain the marketability and functionality of
the area. At the present time, there is extremely limited movement of
pedestrians and automobiles through this area due to lack of clearly
defined facilities to separate various types of traffic movements and
due to the high level of rail switching traffic through the Front Street
area. However, rail switching is rapidly being phased out of this area
and it is anticipated that there will be, basically, a very limited
number of slow through movements of freight in this area to contend with
in the future. This provides an opportunity to improve vehicular and
pedestrian circulation in the area as it redevelops with more people
generating activity.
Future Circulation
In the future it is anticipated that improvements to the major
highway access points to this area from the Railroad Street and Broad
Street accesses can be made to provide better automobile access. Also,
there isneed for pedestrian linkage between this area and the core
area of the downtown north of Washington Street along the old Broad
Street access. The provision of pedestrian walkways and amenities which
define pedestrian areas and separate them from rail and automotive areas
is critical to the future reuse of the area. It is also possible that
better access from May Street may be provided and, in the long run,
there may be further access along the riverfront west of Railroad Street
to integrate future development of the riverfrontage with this area.
Future plans for the area are also envisioned providing shuttle bus
service from the Central Business District to facilitate access to the
area by downtown. visitors and reduce the need for separate on-site
parking within the specific area.
10
Vi. PUBLIC IMPROVEMENTS
The City's efforts are best expended for those activities which
benefit all visitors and users of the waterfront area and especially for
those activities for which there is insufficient interest or incentive
to elicit private investment. In the waterfront area, these publicly
funded improvements could include the repair, replacement and/or exten-
sion, as necessary, of a variety of general use facilities such as:
streets, sidewalks, water and sewer lines, storm drains, street and
pedestrian lighting, parking areas, walkways, pedestrian benches and
trash receptacles, trees and plantings, improved vehicular and pedes-
trian railroad crossings, bulkhead and riprap improvements along the
river's edge, additional boat landings and anchorages, directional signs
and directories and, perhaps, a visual focal point such as a fountain,
statue or historical display.
In order to support the revitalization of the Front Street River -
front Area it will be necessary to commit public investment to up-
grading the public improvements of the area as well as to create an
environment for private investment through other mgThe primary
emphasis in the public improvements program will be in the right-of-way
areas to facilitate the above -noted separation of pedestrian and
automobile traffic and in critical open space and river access sites
between Front Street and the Penobscot River. The following program is
projected for the Front Street Riverfront Project Area:
A. Broad Street from Washington Street to Front Street - street
improvement and provision of pedestrian walkway.
11
B. Front Street - overlay/reconstruct street and provision of
sidewalk, railroad screening and pedestrian amenities.
C. Railroad Street - Pleasant Street to Front Street - overlay/
reconstruct street, curbing, and establishment of pedestrian walkways.
B. City lot between Front Street and the Penobscot River under
the Chamberlain Bridge - reconstruct for parking and pedestrian movement
and amenities.
E. City owned land between Viner Warehouse and Penobscot River -
riprap and provide pedestrian access as well as boat dock and access
ramp•
F. Restoration and extenion of bulkheads on Penobscot River bank
of Irving Oil Tank Farm and Superior Paper to Coal Energy bulk heads, if
and when acquired.
G. Installation of outside pedestrian seating and amenities in
conjunction with redevelopment of acquired parcels between Front Street
and the Penobscot River.
12
VII. REVITALI2ATION PLAN IMPLEMENTATION
The first step to be taken in the implementation of the Front
Street Riverfront Revitalization Plan is its adoption by the City
Council as a specific part of the Community Development Program. Once
adopted, the plan will become a useful working document to guide future
decisions and provide effective controls of the development in the area
consistent with the community needs and goals as outlined in this plan.
After the necessary approvals, the revitalization process begins in
earnest through a coordinated action program to fulfill the objectives
of the Front Street Riverfront Plan. The principal implementation
activities include:
A. The carrying out of a comprehensive code enforcement program
by code enforcement personnel both to identify rehabilitation and spot
clearance candidates and to bring substandard conditions into compliance
with City codes.
B. The acquisition of certain key parcels, after the appraisal
process, and their clearance or rehabilitation fon reuse.
C. The implementation of land use policy recommendations and the
establishment of any changes to the City's Zoning Ordinance deemed
beneficial to carrying out this plan for the project area.
O. The design and construction of public improvements to streets
and other public facilities in the project area by the City. of Bangor.
13
e. The promotion of participation, reuse and reinvestment in
area properties by private sector property owners through:
1. Consultation and technical assistance provided by
Communtiy Development Staff.
2. low interest property rehabilitation financing to
eligible participants through the City's Community
Development Program.
3. Establishment of s cooperative development corporation
to carry out coordinated private sector reuse and
revitalization projects.
P. The disposition of acquired property through procedures out-
lined in this plan.
G. Provision of follow-up activities to include inspection and
supervision of public improvement projects; rehabilitation and clearance
of sites; and a code and compliance program by the City of Bangor Staff.
VIII. PROGRAM ACTIVITIES
The principle activities to be undertaken in the Front Street
Riverfront Revitalization Project area will be code enforcement, prop-
erty rehabilitation and redevelopment, acquisition and clearance of
dilapidated properties, relocation of displaced persons and businesses,
and improvements to publicly owned facilities.
A. Rehabilitation
Wbere property rehabilitation is both necessary and appro-
priate, it will be undertaken in this project area. Rehabilitation is
deemed necessary where a property fails to satisfy minimum property
16
maintenance code standards. Rehabilitation is deemed appropriate where
it is economically and physically feasible and where, through such
rehabilitation, the property will become compatible with the Project's
Goals and Objectives and Land Use Plan.
Code Enforcement personnel will inspect all properties in the
project area and provide a list of code violations to each property
owner. After reviewing code inspection reports, the Director of
Planning and Community Development will make a decision whether rehabil-
itation is both necessary and appropriate for each property. Efforts
will be made to promote and assist in the private rehabilitation of
properties.
B. Property Acquisition
The City of Bangor may acquire in whole or in part, by
purchase, lease, donation or otherwise, property located in the Front
Street Riverfront Revitalization Project Area )including air rights,
water rights, rights-of-way, easements, and other interests therein)
which is determined by the City Council to be:
Blighted, deteriorated, deteriorating, undeveloped or
inappropriately developed from the standpoint of sound
community development and growth;
Appropriate for rehabilitation or conservation
activites;
Appropriate for the preservation or restoration of
historic sites, the beautification of urban land, the
conservation of open spaces, natural resources and
scenic areas, the provision of recreational oppor-
tunities or the guidance and promotion of urban water-
front development;
15
Used for the provision of public works, facilities and
improvements;
Used for other public purposes, including the con-
version of land to other uses where necessary or
appropriate to the Front Street Riverfront Revitali-
zation Project; or
Used to provide area for redevelopment.
C. Acquisition and Clearance
Properties in the project area which do not meet minimum code
standards and for which rehabilitation is not appropriate maybe
acquired and cleared. After consulting with the Code Enforcement
Office, the Director of Planning and Commuity Development will deter-
mine whether acquisition and clearance is necessary to achieve the
Project's Goals and Objectives and to comply with the Land Use Plan. He
will then make a recommendation to the City Council which will make the
final decision regarding acquisition and clearance based upon the
Project's Goals and Objectives and Land Use Plan.
Acquisition and clearance will:
1. Remove blighted and slum properties and properties
having a blighting influence on other properties in
the project.
2. Provide land necessary for needed public improvements
and/or facilities, open space and/or planned redevelop-
ment
FE
Remove uses incompatible with the Project's Land Use
Plan.
D. Private Investment Incentive Loans
A low-interest loan program similar to the Bangor Center
Revitalization Loan Program could be offered as an additional inducement
for private investment for appropriate redevelopment and rehabilitation
projects in the waterfront area. These loans could be CDBG funded if
tied to job creation activities or removal of slums or blight.
E. Marketing and Development Assistance
The City should be a participant in any non-profit develop-
ment corporation which might be created to market or develop acquired
waterfront parcels and/or to promote and market the project area in
general. The City's community development, planning and engineering
staffs should be active participants in the efforts of such a develop-
ment corporation.
I%. LAND DISPOSITION
A. Introduction
1)
1. This section establishes policies and requirements
applicable to the marketing, disposition and redevelop-
ment of real property under the City of Bangor
Community Development Program.
2. Reuse of acquired property is a principal objective of
the Community Development Program. In seeking this
objective, the City shall:
a. Schedule and coordinate land marketing activities
with land acquisition, relocation, demolition and
the installation of site improvements, so that
the disposition of land can be consummated and
reuse or development can get underway as soon as
possible after the land is physically ready for
disposition.
b. Publicize .the availability of sites, affording
potential users or redevelopers the opportunity
to make their interest known.
c.Conduct the disposal of project land in a fair
and equitable manner that is open to public
scrutiny.
Definitions - For the purposes of this section, the
following terms shall have the following meanings:
M
a. Department - This term means the Planning and
Community Development Department of the City of
Bangor and the Planning and Community Development
Department by and thru the Director of Planning
and Community Development, whichever is applic-
able.
b. City - This term means the City of Bangor and the
City of Bangor by and thru its Department of
Planning and Community Development, whichever is
applicable.
C. Community Development Committee - This term means
the Community Development Committee of the City
Council of the City of Bangor.
d. Finance Committee - This tam means the Finance
Committee of the City Council of the City of
Bangor.
e. Fair Reuse Value - This teem means the fair
market value of the property for its highest and
best uses permitted under the Front Street River -
front Revitalization Plan.
f. Disposal for Public Use - This term means a
disposal to the Federal Government, the State of
Maine, the City of Bangor, any subdivision there-
of, any of their agencies or instrumentalities,
or retention by the City.
141
q. Disposal for Nonprofit Institutional Use - This
term means a disposal to a nonprofit scientific
or educational institution which will operate the
redevelopment for a non-profit institutional use
such as an aquarium or museum. Acquisition of
land by a nonprofit institution for resale is not
considered a nonprofit institutional use.
h. Revitalization Plan - This term means the Bangor
Community Development Program - Revitalisation
Plan for the Front Street Riverfront Revitali-
zation Project.
B. Land Disposition Map
Map Preparation - The City shall cause to be prepared a
map indicating any and all parcels of land which may be
offered for sale, lease or over which a utility ease-
ment may be granted. When deemed necessary, a land
survey and legal description may be prepared prior to
obtaining any reuse appraisals. The map shall other-
wise show the dimensions of each disposal parcel and
each area subject to different land use controls or
redevelopment requirements as outlined under the
Revitalization Plan. A tabulation shall be attached to
the map indicating the area of each parcel in square
feet.
C. Determination of Disposal Price
1. Minimum Disposal Price - Unless otherwise approved by
the City Council all project land shall be disposed of
at a price not less than its Pair Reuse Value. The
fair reuse value shall reflect both the advantages
created by the project and requirements and limitations
on land uses to be imposed on the developer by the
Revitalization Plan. The Minimum Disposal Price shall
be established by the Finance Committee.
2. Number of Appraisals - Each parcel which shall be
offered for resale shall, when determined necessaryt
be appraised by at least one competent professional
appraiser. If the City believes more than one
appraisal is desirable in establishing a fair reuse
value, it shall obtain such additional appraisals as it
deems necessary.
3. Disposal Price of Easements - The City may grant or
reserve, without charge, easements on project land for
public utility service lines as it deems expedient or
necessary.
Value Of Right to Remove Improvements - If an existing
building or other improvement is to be sold for removal
to a site already owned by the purchaser, it scall be
sold at its "value for removal at a purchaser's
expense". A minimum of one appraisal or engineer's
estimate by a professional in private practice or
qualified individual on the staff of the Department or
other public body shall be obtained. However, for a
-package disposal consisting of both a site in the
project area and a structure for removal to such site,
the appraisal procedure established under paragraph 2.
shall apply to the entire package.
21
5. Certification of Fair Reuse Value - The Finance Com-
mittee shall study the appraiser's Fair Reuse Value
determination and his report thereon. With respect to
properties for which the Finance Committee accepts the
appraiser's report and valuation, the Finance Committee
shall adopt a resolution or by other official action
make a certification which:
a. Identifies each property by parcel number, square
footage and proposed reuses.
b. Specifies the amount established as the fair re-
use value for each property.
D. Preparation for Disposal
1. Disposition Schedule and Promotion - The City shall
establish a sales promotion program for carrying out
the sale of project land. The sales program may
include the use of such materials as is deemed
necessary, or the services of consultants, brokers or
other professionals as may be required.
2. Declaration of Restrictions - The City may at its
discretion record in the Penobscot Registry of Deeds a
copy of the Revitalization Plan thereby directly
advising prospective purchasers as to the restrictions,
benefits and objectives of the Plan.
The City shall also determine whether to record the entire
Plan, specific portions or any amendments thereto.
22
E. Disposal of Land
1. Method of Disposal - The City may dispose of project
land by sale or lease in accordance with any method
permitted by State and local law to a developer or
other parties selected either by negotiated sale of
land or competitive proposal. However, prior to the
execution of any agreements, the City Council shall by
resolution, council order or similar action:
a. Approve all agreements and conditions thereof.
b. Approve the disposition price.
2. Competitive Proposal - In the event the City shall deem
that land be disposed of for redevelopment by competi-
tive proposal, the following procedure shall be
followed:
a. A notice shall be placed in one or more news-
papers advertising availability of project land
for redevelopment. The notice shall also advise
where more information may be obtained, invite
submissions of proposals, and establish reason-
able time limits for all submissions. All
proposal submissions shall comply with Prelim-
inary Plan submission requirements set forth
under Paragraph G., subparagraph 1., items a.
thru c.
b. Having received all proposals within the time
limit indicated, the City shall allow thirty (30)
days to review and evaluate all proposal sub-
missions. The City shall otherwise evaluate all
proposals on the basis of their compatibility
with the Revitalization Plan.
23
C. After the thirty (30) day proposal review and
evaluation period, the City may select from the
proposals submitted, a tentative developer, and
shall notify all persons submitting proposals of
this fact.
3. Review of Proposals - A Design Committee, consisting of
the City Council Community Development Committee, the
Chairman of the Planning Board, the City Manager, the
City Engineer, the Director of Planning and Community
Development, and the Planning Officer, shall review and
evaluate all redevelopment proposals submitted. The
Design Committee shall Submit its recommendations for
the selection of a tentative developer to the City
Council which shall adopt a resolution designating the
tentative developer.
Option to Purchase - The City shall as soon as
practical, enter into an agreement with the tentative
developer providing him with an option to purchase.
The City shall also indicate in the agreement the time
limits for submission of final plana, penalties, if
any, renewals and extensions. The developer will
purchase the option according to a schedule based on a
percentage each month of the purchase price which will
be relative to the size of the parcel.
S. Redeveloper's Qualifications - Before executing any
final transfer of land, the City shall determine that
the redeveloper possesses the qualifications and
financial resources to acquire and develop the land in
accordance with the Revitalization Plan. Transfer of
land will contain the qualification that construction
za
begin and be completed within dates agreed upon. The
City may, if it deems necessary, require the developer
as part of the agreement to post a performance bond in
an amount to be set by the City. The City may at its
discretion, and for good cause, reject any prospective
redeveloper based on an analysis of pertinent data
relating to his qualifications.
6. Property Rehabilitation - A disposal agreement covering
property sold subject to rehabilitation shall contain a
work write-up detailing the work that must be performed
by the buyer to conform to the Revitalization Plan and
applicable codes and ordinances of the City.
7. Design Objectives - Al disposal agreements shall
contain provisions for City review and approval of a
developer's plans. The City shall review and approve
all development plans prior to construction to assure
compliance with Revitalization Plan objectives.
P. Maintenance of Records
The Cityshallmaintain records and reports, including copies
of official Council, Community Development committee, Finance Committee,
and Design Review Committee action, reuse appraisals, certifications,
disposal agreements and other documentation concerning its land
disposition activities for each parcel of land to be offered for resale.
In addition, a running record in summary form shall be maintained
indicating major actions and items of information on each disposition
parcel. Periodic reports shall be made to the City Council detailing
progress of the disposition program.
2s
G. Approval of Plan
Notwithstanding the requirements of the City ordinances
regarding approval of building plans prior to construction, no construc-
tion will be allowed within the limits of the Front Street Riverfront
Revitalization Project area without the prior submission and approval of
preliminary plans, and final plane and specifications. Said plan shall
be reviewed and approved by a Design Committee consisting of the City
Council Community Development Committee, the Chairman of the Planning
Board, the City Manager, the City Engineer, the Director of Planning and
Community Development, and the Planning Officer to ensure consistency in
design and compatibility with the Revitalization Plan. No plans shall
be approved unless said plans have been prepared by a duly registered
architect, as defined by Title 32 of the Maine Revised Statutes
Annotated unless otherwise accepted by the City. The following sub-
missions shall be required:
1. Preliminary Plan - The intent of the Preliminary Plan
shall be to outline the general scope of development or
redevelopment, and to convey to the Design Committee
sufficient information for them to determine the
character of the work to be performed.
a. Site Plan - The site plan shall be drawn to a
scale of one (1) inch equals twenty (20) feet
wherever practical. The Plan should include:
(1) Property lines and dimensions.
(2) Adjacent features, such as abutting streets,
building outlines and property lines.
(3) Existing and proposed paved areas, including
the type of pavement and principal
dimensions.
em
(4) The on-site parking layout, and traffic
flow, if any.
(5) Planting areas, including general size and
variety of trees and shrubs.
(6) All existing and proposed utilities, both
above and below ground, including service
connections and drainage facilities.
(7) Principal elevations, grades, or contours,
both existing and proposed.
(8) Existing and new building outlines,
including overlaps such as canopies or
basement extensions.
b. Floor Plan - The scale of the floor plan shall be
left to the discretion of the architect. This
plan shall show general room layouts and use,
including entrances and exits. Dimensions may be
approximate and the overall floor area for each
floor shall be indicated. The elevation of each
floor shall be indicated.
C. Elevations - A suitable cross-section or
elevation of the building shall be provided,
either in the form of an artist's rendering of
the building or a cross-section of the building.
Where site grades play an important part in the
layout of multi-level structures, the Design
Committee shall reserve the right to request cut-
away elevations showing the relationship of
floors to surrounding grades. Materials to be
used for exterior treatment shall be indicated.
21
2. Final Plans and Specifications - After approval of the
preliminary plan, the developer shall then proceed with
the preparation of final plans and specifications.
Said plane and specifications shall show sufficient
details necessary to ensure proper construction. All
dimensions and elevations shall be accurate and all
materials to be used in the structural or architectural
treatment of the facility shall be outlined in complete
detail. If, in the opinion of the Design Committee,
there is a doubt regarding the structural adequacy of
any facility, the developer shall provide all required
back-up data, including structural computations, boring
logs or material guarantees.
H. Fee Option Schedule
Having selected a tentative developer in accordance with the
procedures outlined in the Revitalization Plan, the City shall at the
earliest possible date enter into a sales agreement with the developer.
At the City's discretion, reasonable time limits shall be established
for the developer to exercise his option to purchase. The City shall
require purchase option fees on all sales agreements. Pees shall be
based on a percentage of the total purchase price. unless otherwise
approved by the Community Development Committee, the fee schedule for an
option shall be 1/2 0£ 18 of the purchase price each thirty (30) days.
The sales agreement shall stipulate that option fees may be applied to
the purchase price provided the final contract of sale and conveyance of
land takes place within the specified period of time indicated in the
agreement, or any extension agreed upon thereof, and that the redevel-
oper of the land has the necessary cash and financing to develop the
land in accordance with the approved plan.