HomeMy WebLinkAbout1983-09-12 83-306 ORDERr 83_308
Introduced by Councilor Jordan, Septeodaer 12, 1983
v *s CITY OF BANGOR
(fITLE) "r, -._Approving ana Adcptiag commw.Ity.Reve yt. Ps:pgram ...
Revatall ti Pian for the Center Street Neighborhood Conaervation Project,
'-
By Me My Caandd of W City of Baapov:
ORDERED,
THAT WHEREAS, under the provisions a Title I of the Housing and Camunity
Dovelopmeut Act of 1974, the Secretary a Housing and Urban Development is
authorized to provide financial assistance to local governments for undartaking
'and carayli out Commumaity Development Programs; ana
WIERBPS, there has been prepared and referred to the City Council
of the City of Bangorfor approval and adoption a "Revitalization Plan for the
Center Street Neighborhood Conservation Project", a copy aP which is on file in
the Office of the City Clerk; and
WQ+E 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
WHb18i a the Planning Board of the City of Bangor has re iewed the
Plan and has omitted to the City Council in writing its report and reco®eadatiew
respecting the Plan indicating that the Plan conforms with the City of Bangor
Canpreharsive Plan and applicable zoning ordinances; and
FREt0' the City of Bangor has made studies of the locationg. physical
condition of structures; land we; ewiscuneatel influences, and social, culteral,
.and econanic conditions of the Center Street Heighborhood Conservation 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 conditions herein fall vith the "findings and declaratiom of
necessity" as set forth in 30 M.R.S.A. g 4851; and
W EM%S, it is desireable and in the public interest that the City oP
Bangor, as part of its Community Development prvgr9 having an its primary objective
the development of a viole community by providing decent how Ing, a suitable
living -environment and the expansion of economic opportunity, principally for persons
of low -and moderate-iAcme, mdertake and carry out the Revitalization Plan for the
Center Street Neighborhood Conservation Project ennompassing the area as described In
the Plan;
.5 83-306 „
In City Council September 12,1983 O R D E R
t
Refered to planningboard consider
aext regular meeting for ppblia'�1gpT£pg Tithe,
Approving and adeSting Community
........................................'
Development ,Program Revitalisation
ity C a -
-Plan for the Canter St. RelghborMod _
C nars kion Pro act
low
In City Council September 26,1983 ntr oducedad filed
Passed
Cik9 C
P
k.
iemos...... w�: ainiaa: 1r u
WOmClo do)
THAT it's hereby found end determined that the Center Street
NeigbberMod Conservation Project Area is a blighted area an defined in 30 M.R.S A.
g 4852 (1) and is hereby designated as such.
MAT the Havf.talieetdon Plan for the Center Street NeigMarhood
Conservation Project dated Auguet 1983, a eopy of which is on file in the office of.
the City Cleele, Is hereby approved and adopted by the City Council of the City a
Banger in accordance with 30 M.R.S.A..g 4853.
83396 +.
COMMUNITY DEVELOPMENT PROGRAM
REVITALIZATION PLAN
FOR THE
CENTER STREET
NEIGHBORHOOD CONSERVATION PROSECT
Approved by:
CITY COUNCIL OF THE CITY OF BANGOR
September, 1983
I CENTER STREET NEIGHBORHOOD CONSERVATION PROJECT
COMMUNITY DEVELOPMENT PROGRAM
REVITALIZATION PLAN
CENTER STREET NCP
TABLE OF CONTENTS
Page No.
I.
PROJECT BOUNDARIES . . . . . . . . . . ....
1
II.
EXISTING CONDITIONS . . . . . . . . . . . . . . .
. . . . 1
III.
REVITALIZATION PLAN GOALS AND OBJECTIVES . . . .
. . 3
IV.
LAND USE POLICY . . . . . . . . . . . . . . .
. 4
A. General . . . . . . . . . . . . .
. . . . 4
B. Residential Land Uses . . . . . . . . . . . .
. . . . 4
C. Commercial Land Uses . . . . . . . . . . . .
. . . . 5
D. Civic and Institutional Uses . . . . . . .
. . . . 6
E. Accessory Uses . . . . . . . . . . .
. . . . 6
V.
CIRCULATION . . . . . ... . . . . . . . . . . . .
. . . . 6
VI.
PUBLIC IMPROVEMENTS . . . . . . . . . . . . . . .
. . . . 8
VII.
REVITALIZATION PLAN IMPLEMENTATION . . . .
. . . . 8
VIII.
PROGRAM ACTIVITIES . . .. . . . . . . . .
. . . . 9
A. Rehabilitation . . . . . . . . . . . . . . .
. . 9
B. Acquisition and Rehabilitation . . . . . . .
. . . . 10
C. Acquisition and Clearance . . . . . . . . .
. . . . 10
Table of Contents (Continued)
Page No.
IX. LAND DISPOSITION . . . . . . . . . . . . . . . . . . . 11
A.
Introduction . . . . . . . . . . . . . .
. . . . . 11
B.
Land Disposition Map . . . . . . . . . .
. . . . . 12
C.
Determination of Disposal Price . . . . .
. . . . . 12
D.
Preparation for Disposal . . . . . . .
. . . . . 13
E.
Disposal of Land . . . . . . . . . . . .
. . . . . 14
F.
Maintenance of Records . . . . . . . . .
. . . . . '15
C.
Approval of Plan . . . . . . . . . . . .
. . . . . 15
H.
Fee Option Schedule . . . . . . . . . . .
. . . . . 17
MAP EXHIBITS
EXHIBIT "A" PROJECT BOUNDARIES
EXHIBIT "B" PUBLIC IMPROVEMENTS
EXHIBIT "C" EXISTING ZONING
I. PROJECT BOUNDARIES
CENTER STREET NEIGHBORHOOD CONSERVATION PROJECT (NCP)
The Center Street NCP area is situated in the City of Bangor,
County of Penobscot, State of Maine. The attached Center Street NCP
Project area map entitled "Exhibit A" delineates the project boundary.
II. EXISTING CONDITIONS
The following conditions currently exist in the Center Street
NCP area indicating a present need for implementation of the Center
Street NCP Revitalization Plan.
Structural deficiencies
There are 108 individual land uses in the Center Street NCP area
and they are classified as follows: 81 (75%) residential, ] commercial,
11 mixed commercial -residential, 4 institutional, and 5 vacant.
There is a high incidence of code violations in the area .A survey
indicates that 47 residential structures containing at least 72 dwelling
units or 58% of the residential properties in the Center Street Neigh-
borhood Conservation Project area are violation of the City's Pro-
perty Maintenance Code. There are ] residential properties containing
at least 11 dwelling units that will require extensive rehabilitation
assistance. One residential structure containing 2 dwelling units is
considered to be physically and economically beyond the pointofbeing re-
habilitated and requires clearance.
Overcrowding, of residential structures
An estimated 2.5% of the dwelling units are presently in an over-
crowded condition in the project area compared with 1.91 of the City's
total dwelling units being overcrowded.
Incompatible uses
The incidence of incompatible us is relatively low in this
area. One major thoroughfare cuts through the area and there are
several general business locations along this major street Most of
these locations are zoned for business use. There are .also a few
isolated conversions to mixed-use or wholely commercial use of
large older residential buildings in the project area which do
of all conform to the present zoning. In most cases it will not
be feasible or necessary to eliminate these uses.
Page 1
Obsolete building types
An obsolete residential structure is located in the project area.
This structure is not economically or structurally feasible for
rehabilitation to correct occupancy standards and needs. A prolonged
lack of maintenance on this structure has created an economically
depressing effect on the surrounding area.
Detrimental structural conditions.
It is estimated that nearly 100% of the Center Street Neighbor-
bood residential structures are in excess of thirty years of age and
are in need of winterization improvements such as insulation and storm
windows to reduce heating costs, which are an increasing burden for
low and moderate income families.
Deficient street syst em
Several project area streets suffer from deteriorating
conditions.
Code enforcement
Because property values in the Center Street NCP area
r
depressed, and because the costs of the extensive repair andrehabili-
tation needed to meet minimum code requirements are high, property
owners have not been willing to make the necessary financial commitment
to comply with minimum code standards. Only the most drastic code
enforcement methods induce property owners to make repairs, and these
repairs are often temporary measures, which soon give way to the
original substandard conditions.
Other deficiencies
Inadequate off-street parking spaces exist in portionsof the
project area and residents are forced to park their vehicles on the
streets. This situation, combined with narrow streets, contributes
to the congestion of street traffic in the area.
Designation of Center Street NCP as a Blighted Area
The Center Street NCP area contains a number of buildings that
by reason of dilapidation, deterioration, age, obsolescence and excessive
lot coverage makeinadequate provision for ventilation, light, air,
sanitation and open spaces and endanger life and property
by fire and other causes. The conditions of overcrowding and substandard
housing are conducive to ill health, transmission of disease, and crime
and are detrimental to the public health, safety and welfare of the
community as a whole. Immediate revitalization action is
necessary
to eliminate the existing blight and to restore the Center Street NCP
area as a vital part of the City.
Page 2
III. REVITALIZATION PLAN GOALS AND OBJECTIVES
Primary Goal
The primary goal of this Revitalization Plan is to develop a
viable and attractive neighborhood by providing decent.housing and
suitable living environment, by providing adequate public facilities
and by expanding economic opportunities, principally for persons of
low- and moderate -income. Consistent with this primary goal, this
plan includes the following specific objectives.
Specific Gblectives
A. The identification and elimination of slums and blight and the
prevention of blighting influences and the deterioration of property
and neighborhood and community facilities of importance to the welfare
of the community and principally to persons of law- and moderate -income.
B. The elimination of conditions which are detrimental to health,
safety and public welfare through code enforcement, demolition, rehab-
ilitation assistance and related activities.
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 law- and moderate -income -
D. The improvement of the quality of community facilities and services,
principally for persons of low- and moderate -income, which are essential
a
fr sound community development and for the development of viable urban
communities.
E. The reduction of the isolation of income groups within the community
n
and the promotion of an increase in the diversity and vitality of
neighborhoods through the spatial deconcentration of housing oppor-
tunities for persons of lower income and the revitalization of deter-
iorating or deteriorated neighborhoods in order .to. attract persons of
higher income. _
F. The restoration and preservation of properties of special value for
historic, architectural or aesthetic reasons.
G. The conservation of the Nation's scarce energy resources, improve-
ment of energy efficiency, and the provision of alternative and renewable
energy sources of supply.
Page 3
IV. LAND USE POLICY
A. GENERAL
The Land Use Plan for the Center Street NCP area is intended to
be broad in scope in order to provide the flexibility necessary to
direct the revitalization of the area in the years ahead. As the
guide for the area's development the City-wide Land Use Plan designates
pecific areas which are best suited for residential, commercial, and
civic and institutional uses. This Land Use Policy for the Center
Street NCP area has been developed from the City-wide Land Use Plan.
Decisions relative to the location and distribution of these
various types of land uses have been determined through analysis of
existing land use and definable development trends. Clear land use
Policy in the Center Street NCP area along with public and private
investment are necessary if the area is to be revitalized. in order
to fulfill this objective the following c
recommended: curses of action are
1. Provide reasonable and well defined areas Of compatible
land use in the area (Amend Zoning Ordinance, if necessary).
2. Institute concentrated code enforcement.
3. Provide property rehabilitation assistance.
4. Institute spot acquisition and clearance or rehabilitation
of a limited number of dilapidated properties.
5. Design and carry out public works improvements in the area
as deemed necessary.
R. RESIDENTIAL LAND USES
Residential, uses in the project area are to be broken down into
three major categories with density as the primary criterion of differ-
entiation. Some of the residential area consists of single family
dwellings and this area is identified as "low density residential".
Much of the residential area consists of dwellings with from 1 to 4
units per structure and this category of housing has been identified
s medium density residential." Within these areas there are a few
nonconforming residences with more than 4 units and a few, mixed
residential/commercial uses.
Multi -family residential uses including those inecess of 4
units per dwelling characterize the areas in the "high density resi-
dential' category. There are also non-residential uses such a
offices and funeral homes in these areas.
Page 4
The present characteristics of these three residential use
areas are quite different and their treatment in the Center Street
Revitalization Program, will, therefore, be different. A concentrated
Code Enforcement Program will be used throughout all residential areas.
The emphasis will be on rehabilitation in the "medium density" resi-
dential areas. The highly congested nature of these areas along with
the greatest incidence of dilapidated structures provides the necessity
of such an approach in some incidents. The following land use guidelines
are provided for the three types of residential areas in the Center
Street Project area:
1. Low Density Residential
Permitted uses in these areas are single-family,.detached
dwellings provided that there shall be a minimum of 7500
square feet of lot area for each dwelling.
2. Medium Density Residential
Permitted uses
in these areas are one family, two family,
three family orfour family dwellings, provided that there
shall be a minimum of 6,000 sq, ft. of lot area for the
first two dwelling units and 1,500 sq. ft. for each
additional unit. All other appropriate zoning regulations
of the City of Bangor will be followed.
3. High Density Residential
Permitted uses are multi -family dwellings including but not
limited to apartments and townhouses provided, however, that
the m mum density shall notexceed 25 dwelling units per
acre nor shall any building exceed a height limit of 40 feet.
All other appropriate zoning regulations of the City of
Bangor shall be adhered to. As special exceptions boarding and
rooming houses are permitted as well as office uses on major
streets in the area.
C. COMMERCIAL LAND USES
1. Neighborhood Commercial
There are several neighborhood commercial uses, primarily,
on Center Street in the Center Street NCP area. Permitted
uses
contemplated in these areas are Convenience retail
and local service uses, whose size and character are
intended, primarily, to serve the local neighborhood.
Examples of these uses are food stores, laundromats, drug
stores, beauty and barber shops. Additional examples of these
uses are listed under Article 11 of the Zoning Ordinance of
the City of Bangor. Such uses shall not occupy buildings
with an area in excess of 2,000 sq. ft. of gross floor area.
Page 5
2. General Commercial
There are a number of commercial establishments on Center
Street that presently provide services to the larger
community beyond the immediate neighborhood. Examples of
such uses include restaurants, mortuaries, printing shops,
and furniture stores. Such uses are further defined in
Article 12 of the City ZoningOrdinance.
D. CIVIC AND INSTITUTIONAL USES
There are a few civic and institutional uses in the Project
area. These include primarily, churches. Permitted uses and
development standards for civic and institutional areas are
further defined in Article 18 of the Bangor Zoning Ordinance.
E. ACCESSORY USES
It is to be recognized that certain accessory uses which
are incidential and subordinate to the primary use of property i
the area are not only necessary but an integral part of the principal
use. Mesa
swithin residential areas would include, for example:
accessory use garages for storage of motor vehicles, utility storage
buildings and necessary areas for parking, circulation and land-
scaping. In commercial areas there would be additional types of
accessory uses including lighting, signs, pedestrian circulation
and off-street parking and loading areas. In such commercial
locations paved areas and accessary use structures will conform
to the screening requirements of the Zoning Ordinance of the City
of Bangor aswell as requirements for location of structures and
signs as in the Sign Ordinance of the City of Bangor.
In civic and institutional areas similar accessary uses would
be required including off-street parking, active and passive open
space, lighting, and such structures are
not normally associated
with the principal use. All such uses will meet the requirements
of the Zoning Ordinance of the City of Bangor.
V. CIRCULATION
A. INTRODUCTION
Planning for increased
Teased traffic safety and higher volumes
involves structuring a street system designed to handle various types
of traffic. In order to accomplish this objective, screets must be
Page 6
classified, designed and built in a manner which will facilitate
the level of service required to expedite the movement of local
and through traffic. Thus a circulation system which is capable
of satisfying these demands must ultimately require streets of various
right-of-way and pavement widths. The identification of street
function within this systemwill determine the amount of right-of-way
and pavement width to insure good traffic circulation. A good
circulation system, therefore, requires a complete integration of
high and lowvolnme roadways.The streets which are part of the
major street system provide for larger volumes of through traffic
with the objective of optimizing safety and efficiency in the
movement of that traffic. The interior street system has both
collector streets and local access streets, which primarily provide
access to abutting properties. Within the project area the following
types of streets are designated for traffic circulation purposes:
1. Arterial Streets
A major street or highway which provides direct
movement to all parts of the City. Such streets
are intended as prime traffic carriers within
the City and into neighboring municipalities.
Center Street is designated as an arterial street.
2. Collector Streets.
A collector street provides for traffic movement
between major arterial streets. Collector
streets may also provide access to abutting
properties, but their primary purpose is to
collect traffic from local streets and dis-
tribute it to the major carriers. Garland Street
and Cumberland Street are designated ascollectorstreets.
3. Local Streets.
A local street is intended primarily for providing
direct access to residences or other abutting
property.. To serve this function in an efficient
and safe manner, local streets shouldnotbe
designed to carry high speed or high volume
traffic, and it is preferable that they be short
n length. Thermaining streets are designated
s local streets in the Center Street Project
Page
VI. PUBLIC IMPROVEMENTS
In order to provide the Center Street area with the proper public
services, it is necessary to institute a program for improvements of
anumber of the existing facilities. The primary emphasis in this
public improvements program will be for those facilities within the
public rights-of-way including street overlay and reconstruction, new
catch basins, curbs, sidewalks and esplanades, and sidewalk removal
and overlay as shown on the Public Improvements Plan, Exhibit "B".
The following programis projected for the Center Street Area: _
1. Center Street Avenue - street overlay
2. Cumberland Street - sidewalk overlay.
3. Garland Street - sidewalk reconstruction and reset curb.
4. Somerset Street - reconstruct sidewalk and repair esplanade.
5. South Park Street - sidewalk overlay, repair esplanades and
new curb.
6. West Park Street - street overlay and new curbs.
]. Congress Street - street overlay, sidewalk reconstruction and
new curb.
VII. REVITALIZATION PLAN IMPLEMENTATION
The first step to be taken in the implementation of the Center
Street Revitalization Plan is its adoption by the City Council as part of
the .Community Development Program. Once adopted the Plan will become
a useful working document to guide future decisions and to provide
effective control of development in the area consistent with community
needs and goals.
After necessary approvals the revitalization process begins in
earnestthrough a coordinated action program to fulfill the Center Street
Program objectives. The principal implementation activities include:
1. Design and construction of public improvements to
the streets, utilities, and public facilities in
the project area by City of Bangor personnel.
2. The carrying out of a comprehensive code enforcement
program both to identify rehabilitation and spot
clearance candidates and to bring substandard
conditions into eventual compliance with City codes
by Code Enforcement personnel.
Page 8
3. The execution of acquisition of the determined parcel,
after the appraisal process, including relocation,
and demolition or rehabilitation activities by
City Community Development Staff.
4. The promotion of and assistance to property rehabilita-
tion projects carried out by private property owners through:
a. Consultation and technical assistance by
-Community Development Staff.
b. Low interest property rehabilitation financing to
eligible participants through the City's Community
Development Program.
5. The provision of follow-up activities to include inspection
and supervision of public improvement projects; rehabilitation
and clearance projects; and the code compliance program by
the City of Bangor Staff.
6. The disposition of acquired property through procedures
Outlined in this Plan.
J. The introduction of any zone changes found to be beneficial to
the project area and consistent with City Land Use Policy.
VIII. PROGRAM ACTIVITIES
The principle activities to be undertaken in the Center Street
Neighborhood Conservation Project area will be code enforcement, property
rehabilitation, acquisition and clearance of dilapidated properties, relo-
cation ofdisplacedpersons and businesses, and improvements to publicly
owned facilities.
A. REHABILITATION
Where property rehabilitation is both necessary and appropriate,
it will be undertaken in this project area. Rehabilitation is deemed
necessary where a property fails to satisfy minimum property maintenance
code standards. Rehabilitation is deemed appropriate where it is
economically and physically feasible and where, through such rehabilita-
tion, the property will become compatible with the Project's. Goals and
Objectives and Land Use Plan.
The Code Enforcement Officer will inspect all residential and
mixed-use properties in the project areaand provide a list of code
violations to each property owner. After consulting with the Code
Enforcement Officer, the Director of Planning and Community Development
will make the final decision whether rehabilitation is both necessary and
appropriate for each property. Efforts will be made to promote and
assist in the private rehabilitation of properties.
Page 9
B. ACQUISITION AND REHABILITATION
The City of Bangor may acquire and rehabilitate property for which
rehabilitation is both necessary and appropriate, if:
1. The owner refuses to bring the property up to minimum code
standards. Upon acquisition of the property, the City may, as
its option rehabilitate the structure(s) in order to conform
with minimum code standards and then sell the property, or
dispose of said parcel without making any improvements thereon,
but conditioning such disposition upon the new owner's com-
pliance with the pertinent and appropriate provisions, regula-
tions, controls, and restrictions of the redevelopment plan
including the property rehabilitation provisions.
2. The City wishes to acquire a typical parcel to be used as a
rehabilitation demonstration structure and project site office.
3. The owner refuses to rehabilitate, in accordance with the
provisions of the revitalization plan, property designated
historically or architecturally significant.
The City will inspect all residential properties in. the project area
and provide a list of code violations to each property owner. After con-
sulting with the Code Enforcement Office, the Director of Planning and
Community Development will determine for each property whether rehabili-
tation is both necessary and appropriate, as those terms are defined above.
The Director will then make a recommendation to the City Council which
ill make the final decision regarding acquisition and rehabilitation
based upon the Project's Goals and Objectives and Land Use Plan.
C. ACQUISITION AND CLEARANCE
Properties in the project area which do not meet minimum code
standards and for which rehabilitation is not appropriatemaybe acquired
and cleared. After consulting with the Code Enforcement Office, the
Director of Planning and Community Development will determine 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 havinga
blighting influence on other properties in the project.
2. Provide land. necessary for needed public improvements and/or
facilities, open space and/or planned redevelopment of housing.'
3.. Remove uses incompatible with the Project's Land Use Plan.
Page 10
IX. LAND DISPOSITION
A. INTRODUCTION -
1. This section establishes policies and requirements applicable
to the marketing, disposition and redevelopment 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 dispo-
sition of land can be consummated and reuse or redevelop-
ment can get underway as soon as 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.
3. Realizing that property abutting property acquired by the
City as part of the Center Street NCP area in many instances
will not conform to the City Zoning Ordinance in terms of
lot size, lot coverage, or setback requirements; and that
the City can (in many instances) provide land to owners of
abutting properties thus reducing or eliminating noncon-
formities in the Project area, it shall be an objective of
the City in carrying out the Revitalization Program to reduce
or eliminate nonconformities where possible by the transfer
of acquired land to abutting owners. '
4. Definitions - For the purposes of this section, the following
terms shall have the fallowing meanings: -
a. Oepajtment - This term means the Planning and Community
Deme opment This
of the City of Bangor and the
Planning and Community Development Department by and
thru the Director of Planning and Community Development,
whichever is applicable.
b. Ciitt - 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
Communit�opmeot Committee of the City council of
the City of Bangor.
Page 11
d. Finance Committee - This term means the Finance Committee
o t eT City -Council of the City of Bangor.
e. Fair Reuse Value - This terve means the fair market value
t e� -property its highest and best uses permitted
under the Center Street NCP Revitalization Plan.
I.
Disposal for Public Use - This term means a disposal to
the Federal Government, the State of Maine, the City of
Bangor, any subdivision thereof, any of their agencies
or instrumentalities, or retention by the City.
g. Dis osal for Non rofit Institutional Use - This term means
u-2
isposa to a nonpro it scient , e ucational,public
health, public welfare, hospital orothercharitable
institution, which will operate the redevelopment
for a non-profit institutional use, e.g., a hospital,
church, library, school or playground. Acquisition of
land by a nonprofit institution for investment or resale
is not considered a nonprofit institutional use. The
nonprofit institution must be exempt from Federal taxation
under the Internal Revenue Code.
h. Revitalization Plan - This term means the Bangor Community
Development Program - Center Street Neighborhood Conservation
Project Area Revitalization Plan.
B. LAND DISPOSITION MAP
1. Map Preparation - Th City shall cause to be prepared a map
icat�and all parcels of land which may be offered
for sale, lease oro r which a utility easement may be granted.
When deemed necessary, a land survey and legal description may
be prepared prior to obtaining any reuse appraisals. The map
shall otherwise show the dimensions of each disposal parcel
and each area subject to different land use
controls o
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 indicated, all
project aT n s�TeLiYe-disposed of at a price not less than
its Fair Reuse Value. The fair reuse value shall reflect
botht et e 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 Community Development Committee of the
City Council of the City of Bangor.
2. Number of Appraisals - Each parcel which shall be offered for
resale sFa11b appraised when determined necessary ary 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.
Page 12
3. DiISRO al Price of Easements - The City may grant or reserve,
without charge, ge, easements on project land for public utility
service lines as it deems expedient or necessary.
4. Value of Right to Remove Improvements - If an existing building
or other improvement is L be sold for removal to a site already
owned by the purchaser, it shall be sold at its "value for
removal at a purchaser's expense". A minimum of one appraisal
r 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 two (2) shall apply to the entire
package.
5. Certification of Fair Reuse Value - The Community Development
Comm etee shall
Study the appraiser's Fair Reuse Value deter-
mination and his report thereon. With respect to properties
for which the Community Development Committee accepts the
appraiser's report and valuation, the Community Development
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 reuse value
for each property. -
C. Certifies that the work of the appraiser has been per-
formed inompecent m n accordance with State law
and City policies and requirements.
In the event the Community Development Committee does not
accept the determination of Fair Reuse Value by its appraiser,
it shall proceed with one or more of the following steps:
d. Review all available documentation with the appraiser to
resolve all differences concerning the estimate.
e. Seek one or more additional appraisals.
f. Make appropriate adjustments as it deems necessary.
D. PREPARATION FOR DISPOSAL
1. Dis os ition Schedule and Promotion - The City shall at the
earliest possible ace esteblls 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,
r the services of consultants, brokers or other professionals
as may be required.
Page 13
2. Declaration of Restrictions - The City may at its discretion
roast in t e Peno scot Registry of Deeds a copy of the Revital-
ization 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.
E. DISPOSAL OF LAND
1, Method o£ 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 thereon.
b. Approve the price and determine that such price is not
less than Fair Reuse Value.
2. Competitive Proposal - In the event the City shall deem that
and be isposed o far redevelopment by competitive proposal,
the following procedure shall be followed:
a. A notice shall be placed in one or more newspapers
advertising availability of project land for redevelop-
ment. The notice shall also advise where more information
may be obtained, invite submissions. of proposals, and
establish reasonable time limits for all submissions. All
proposal submissions shall comply with Preliminary Plan
submission requirements set forth under Paragraph G, sub-
paragraph 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 submissions, The City shall
reserve the sight to rejct any and all proposals which
it feels are not inits best interest. TheCityshall
otherwise evaluate all proposals on the basis of their
compatibility with the Revitalization Plan.
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 sub-
mitting proposals of this fact. - -
3. R of Pr posals - A Design Committee, consisting of the
Lfty-Co ci o o3 L mmunicy, Development Committee, the Chairman of
the Planning Board, the City Manager, the City Engineer, the
Director of Planning and Community Development, and City
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.
Page 14
4. Option to Purchase - The City shall as soonas 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 plans,
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.
5.
Nevelop
r's Qualifications sh- Before executing any final
tr�eeTa�he CScy all 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 construc-
tion 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 Rehabil it tion - A disposal agreement covering property
Sold subject to retia-G'i litation shall contain a work write-up
detailing the work that must be performed by the buyer to con-
form to the Revitalization Plan and applicable codes and
ordinances of the City.
J. Design Objectives - All disposal agreements shall contain pro-
visions 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.
F. MAINTENANCE OF RECORDS
The City .shall maintain records and reports, including copies of
official Council, Community Development Committee, and Design Review
Committee action, reuse appraisals, certifications, disposalagreements
and other documentation concerning its land disposition activities for
each parcel of land to be offered .for resale. In addition, a running
record insummary form shall be maintained indicating major actions and
items ofinformation'oeach disposition parcel. Periodic reports shall
be made to the City Council detailing progress of the disposition program.
G. APPROVAL OF PLAN
Notwithstanding the requirements of the City Ordinances regarding
approval of building plans prior to construction, nocnstruction will
be allowed within the limits of the Center Street NCP axes without the prior
submission and approval of praliminary plans, and final plans and speci-
fications. Said plans shall be reviewed by a Design Committee appointed
by the City Council on behalf of the Bangor City Council.to insure con-
sistency 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
submissions shall be required:
Page 15
Preliminary Plan - The intent of the Preliminary Plan shall be
in
to out l a 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 per-
formed.
a. Site Plan - The site plan shall be drawn to a scale of
o 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.
(4) The on-site parking layout, and traffic flow, if any.
(5) Planting areas, including general sive and variety
of trees and shrubs.
(6) All axisting and proposed utilities, both above and
belowground, including service connections and
drainage facilities.
(7) Principal elevations, grades, or contours, bath
existing and proposed.
(8) Existing and new building outlines, including over-
laps such as canopies or basement extensions.
b., Floor Plan - The scale of the floor plan shall be left to
discretion of the architect. This plan shall show
general room layouts and u including entrances and
exits. Dimensions may be approximate and the overall
floor area for each floor shall be indicated. The eleva-
tion of each floor shall be indicated.
C. Elevations - A suitable cross -section
s -section or elevation of the
Bun-dzng 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 rela-
tionship of floors to surrounding grades. Materials to
be used for exterior treatment shall be indicated.
2. Final Plans and Specifications - After approval of the pre-
liminary plan, the developer -shall then proceed with the pre-
paration of final plans and specifications. Said plans and
specifications shall show sufficient details necessary to
insure proper construction. All dimensions and elevations
shall be accurate and all materials to be used in the struc-
tural or architectural treatment of the facility shall be
Page 16
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 pro-
cedures 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 Conmunityy Development Committee, the fee schedule
for an option shall be H of the purchase price each 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
redeveloper of the land has the necessary cash and financing to develop
the land in accordance with the approved plan.
Page 17
Banl;or, the center of Maine—the Gate say to Maine's North Woods and Seaaho,e Reverts
DATE: September 20, 1983
T0: The Honorable City Council
FROM: The Planning Board
SUBJECT: City Council Referral
"Community Development Program - Revitalization
Plan for the Center Street Neighborhood Conserva-
tion Project"
Council Order No. 83-306
Please be advised thatthe Planning Board at its regularly
scheduled meeting on September_ 19,. 1983, discussed theabove
referral request.
The Board unanimouslyvoted toindicate that the proposed
"Community Development Program - Revitalization Plan for the
Center Street Neighborhood Conservation Project" was in conformity_
with the City's Comprehensive Plan and Zoning Ordinance,
o , t M. Lur
Planning Officer
DIN,M,
JARGON, MAINE INNER
LORD
T94.207 194740341
RIMING onk,
CHH
of Mansur,
dame
DATE: September 20, 1983
T0: The Honorable City Council
FROM: The Planning Board
SUBJECT: City Council Referral
"Community Development Program - Revitalization
Plan for the Center Street Neighborhood Conserva-
tion Project"
Council Order No. 83-306
Please be advised thatthe Planning Board at its regularly
scheduled meeting on September_ 19,. 1983, discussed theabove
referral request.
The Board unanimouslyvoted toindicate that the proposed
"Community Development Program - Revitalization Plan for the
Center Street Neighborhood Conservation Project" was in conformity_
with the City's Comprehensive Plan and Zoning Ordinance,
o , t M. Lur
Planning Officer