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Home My WebLink About2020-09-28 20-317 ORDINANCETitle, Ordinance 20-317 09/28/2020 CITY COUNCIL ACTION Council Meeting Date: September 28, 2020 Item No: 20-317 Responsible Dept: Planning Action Requested: Ordinance/Map Change Map/Lot: R33/14 Amending Chapter 165, Land Development Code, District Map by Changing the Parcel of Land at Map R33 Lot 14 from High Density Residential (HDR) to Urban Industry District (UID) Summary This ordinance amendment would change the zoning on a parcel of land located on Griffin Road from High Density Residential (HDR) to Urban Industry (UID). The lot is located directly adjacent to the Griffin Road entrance to Husson College. It is also bounded by lots in the Shopping and Personal Service District. Land uses include schools, churches, some retail and multi- family and many acres of undeveloped land. The last two comprehensive plans have the area as residential. The applicant has noted an intention to place a storage facility on the property. The applicant is the property owner, Albert Randall of Glenburn, Maine. Committee Action Committee: Planning Board Action Staff Comments & Approvals Referral to the Planning Board meeting of October 6, 2020. Meeting Date: October 6, 2020 For: Against: City Manager City Solicitor Introduced for: First Reading and Referral Finance Director CITY COUNCIL ORDINANCE Date: September 28, 2020 Assigned to Councilor: Nichols 20-317 09/28/2020 ORDINANCE, Amending Chapter 165, Land Development Code, District Map by Changing the Parcel of Land at Map R33 Lot 14 from High Density Residential (HDR) to Urban Industry District (UID) WHEREAS, at present, the lot is conveniently located to schools and bounded by other commercial districts, as well as other multi -family development; WHEREAS, the market has changed whereby the need for industrial uses in this area has increased; BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF BANGOR AS FOLLOWS, THAT Chapter 165 of the Code of the City of Bangor is amended as follows: The Zoning District Map is hereby changed by changing the parcel located on Griffin Road and as shown on Map R33 Lot 14 from High Density Residential (HDR) to Urban Industry District (UID). Memorandum To: Honorable Bangor City Council Cathy Conlow, City Manager From: Anne M Krieg AICP, Planning Officer Date: October 21, 2020 CC: Tanya Emery, Director of Community and Economic Development Joshua Saucier, Assistant City Solicitor Jeff Wallace, Code Enforcement Officer Re: Planning Board Recommendation October 20, 2020 Map Amendment Change Griffin Road Please accept this memorandum as the recommendation from the Planning Board for the noted item. The Planning Board considered this item in a noticed public hearing on October 20, 2020. The meeting was conducted using the city's Zoom account. The applicant, Chip Randall, reviewed the application. He is seeking the change to allow for light manufacturing and a self -storage facility. Planning Officer Krieg reviewed the staff report. Her comments included: The lot is shown as HDR in the Comprehensive Plan. It is likely due to its proximity to college, which is directly adjacent. This first ring area outside of the I-95 loop is seeing changes as the development serving Bangor is pushing out this direction. There is a larger concern symbolized by this application that there may be need to look more closely at this area in a comprehensive manner. Many other development interests are in this area including retail, other commercial, larger lot home subdivisions and solar array. The city needs to look closely at this to determine how to blend these market interests to serve everyone's needs and address the market. For this application, the choice of Urban Industry is a difficult one as the allowed uses are more intense than the area had anticipated in the Comprehensive Plan. An option raised with the applicant is to seek a contract zone as this would allow the uses to which the city is amenable but protect the area from undesirable uses. 73 HARLOW STREET, BANGOR, ME 04401 TELEPHONE: (207) 992-4280 FAX: (207) 945-4447 WWW. BANG ORMAINE.GOV CITY OF BANGOR PLANNING DIVISION PLANNING BOARD RECOMMENDATION TO CITY COUNCIL Griffin Road Urban Industry District is meant to address the needs for the city's designated industrial growth areas. This application is an abrupt modification of land use policy. To compare some of the noted districts: ATTRIBUTE/ DISTRICT PURPOSE ALLOWED USES HDR The High -Density Residential District is established to provide for single-family dwellings and a wide variety of multifamily and group housing arrangements to promote a stable, healthy and desirable residential environment. Multiple dwelling units up to 12, based on lot size Community living Small daycare CONDITIONAL I Multiple dwelling units up to 30, based on lot USES size Mobile home parks Congregate housing Cluster subdivision Place of worship Nursing home Public service Large daycare UID The Urban Industry District is established to accommodate the older, more traditional industrial areas where a mixture of commercial and industrial uses exists without the benefit of modern site development standards but which prevails because of proximity to rail sidings or because it provides less expensive facilities for warehousing or other industrial activity. Wholesale, warehouse Transportation terminal Public utility Clinic Chemical dependency treatment facility Radio/TV towers Any size daycare Marijuana cultivation Solid waste transfer station Petroleum product storage Junkyards Quarries The dimensional controls are also varied; however the more crucial differences between the zones are more lucid in the intensity of uses that are allowed. Page 213 CITY OF BANGOR PLANNING DIVISION PLANNING BOARD RECOMMENDATION TO CITY COUNCIL Griffin Road The area zoning is a patchwork of retail, institution, high density residential, and rural residential. Griffin Road is a ring connector, as opposed to a spindle connector from the downtown area, which connects the airport area to the Stillwater area and the more rural parts of Bangor and beyond. Discussion ensued on these points. The applicant was amenable to working with the city on a possible contract zone. The Board passed a motion, by roll call, made by Member Shaw and Seconded by Member Meagher, to recommend to the City Council that the said zoning district change ought not to pass. All members voted yes. The Planning Board agreed that the intensity of the industrial zones is in conflict with the area and the comprehensive plan; but they encouraged the applicant to work with city staff to prepare a contract zone application. Page 313 IN CITY COUNCIL SEPTEMBER 28,2020 Cord 20-317 Motion made and seconded for First Reading and Referral to Planning Board Meeting of October 6,2020 Vote: 9—0 Councilors Voting Yes: Fournier,Hawes,Nichols, Okafor, Schaefer, Sprague, Supica,Tremble,Davitt Councilors Voting No: None Passed CITY CLERW IN CITY COUNCIL OCTOBER 26,2020 Cord 20-317 Motion made and seconded for Passage Vote: 9—0 Councilors Voting Yes: Fournier,Hawes,Nichols, Okafor, Schaefer, Sprague, Supica, Tremble,Davitt Councilors Voting No: None Passed CIT CLE