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HomeMy WebLinkAbout1977-05-09 226 AE ORDER.t .r 226 AE '— Introduced by Councilor eacxernan, May 9, 1977 CITY OF BANGOR (TIRE.) 1#1.bgr, Amending the. C®mlity nevelopm t ProSrsm - neaeoe,="ti Plan fpr the Hancock -York Neighborhood Development Project .......... ... ......._...... ........... ............. 2 By IM City Coaml of the C;ty of Saeger: ORIIRR®r TEAT, WIgR , the City Council of the City of hedger approved and adopted the Ccrswnity Development Program - RateveloPment Plan for the Hancock York Neighborhood Development Project on June 23, 1975; and MEPb'AS, Section X PHOCEWHh', MIA PL9N AMHVDM7 of said Plan allows for modification or amendmeat at any time by the City Council; and WIE'IZEAS, Section IX LAND DISPOSITION PIAN provided for the future adoption of a disposition plan by the City Council; DHDEPED0 L. THAT, Section VIII PIMIGR& AC=TIES of the Community Develop - went Program- Redevela{ment Plan for the Hancock -York Neighborhood Development Pxrject dated June 23, 1975 be deleted in its entirety and replaced with Section VIII PADGRNM ACTIVITIES, a copy of . ich is on file with the City Clerk. 2. THAT, Section IX LAND DISPOSITSGN PLAN of the Coo®mity, Deselop- went Program - Redereloiment Plan for the Hancock -York Neighborhood Developaent Project dated June 23, 1975 be deleted in its entirety and replaced with Section IX'I USPOSITICN PIAN, a copy of which is an file with the City Clerk. RL0EI YED c rY c= ^Da, GiiY CLlr,i _fFICE 1777 HAY 5 Pii 3 26 226 AB - IN CITY COUNCIL - MFy 9: 1979 Referred to Planning Hoard and 3g9 Finance CamM1ttee, consider next 0 R D I R c. et ng. mn�8.+. .O Title, CITY C A eMirVe the. C.ammon}tY.��':. P+'�B .:.: IN CPTY COMCIL May 23. 19]] ry=dsq�Plpn.for the Hancock-Y k NDP . Consider raze meeting.. - ' Zid• awe .. IntFOauced and flied by , IN CITY COUNCIL June 13. 1977 Councilman Planning Eased report read. Passed. Passe . pp /2& ,. � of®.�wnnd CITY C L RL0EI YED c rY c= ^Da, GiiY CLlr,i _fFICE 1777 HAY 5 Pii 3 26 QIilg of Pmtvr. Anisw OMPAnTmENi 0 PLANNING Ind COMMUNITY DEVELOPMENT Dam Sure 'l, 1999 PMne9 G. McKay Murder Memo To: City Clerk SubI Council Order 226AE "Amending the C®pity Development Program - Redevelopment Plan for the Hancock -York Neighkorhood Development Project" At its meeting on Twe 6, 1947, the Plaming Board reviewed the proposed kmendment to the Cn®.unity Develolment Program - Redevelopment Plan for the Hencock-York Neighborhood Development Project and found the Plan end proposed Amendment to be in conformance with the City of Bangor Ctmprehensive Plan and Zoning Ordirmnce. It was the consensus of the Piaruring Hoard to refer the proposed fpmmdment back to the City Council for approval. Z4 40�4 Rodney G. McKay Director of Planning aril Comity Development mm/lp cc: Planning Me ^� WANTADS � �egalMafi�o HANCOCK-YORK REDEVELOPMENT PLAN syr c 9 f ki Err .uun r % orMt ORN 71777— NEDNVEiOP T PIAN FUN m W=—"m 0ICt®CCB D NNVMW T PNWF:CT SL tted to: CITY COUNCIL OF TIS CITY CF BWiR'AR COMUNITY DEVEUOPMENT PROGRAM REDEVELOPMENT PLAN HANCOCK-YORK NDP TABLE OF CONTENTS page No. I. PROTECT BOUNDARIES . . ... . . . . . . . . . . . . . . . . 1 EI. EXISTING EPMRON!®iTAL DEFICIENCIES . . . . . . . 2 III. REDEVELOPMENT PLAN GOALS AND OBJECTIVES . . . . . . . . . 4 A. General Environmental Objectives . . . . . . . . . . 4 B. General Design Objectives - Residential . . . . . . 4 C. General Design Objectives - Non -Residential. . . . . -5 D. Social and Economic Objectives . . . . . . . . . 5 IV. LAND WE PLAN . . . . . . . . . . . . . . . . . . . . ... 5 A. Introduction . . . . ... . . . . . . . . . . 5 B. Residential Land Uses . . . . . . . . . . . . . . 6 c. Commercial Land Uses . . . . . . . . . . . . . . . . 7 D. Industrial Land Uses . . . . ... . . . . . . . . . . 7 E. Civic and Institutional Uses . . . . . . . . . . . . 7 F. Park and Open Space Uses . . . . . . . . . . . . . . 7 G. Accessory Uses . . . . . . . . . . . . . . . . 7 V. CIRCUTAMON . . . . . . . . . . . . . 9 A. Introduction . . . . . . . . . . . . . . . 9 V1. PUBLIC IFIPAOVFMENIS AND PARKS . . . . . . . . . . 10 A. Street Improvements . . . . . . . . . . . . . . . . . 10 B. Discontinued Streets . . . . . . . ... . 11 C. Parka and Playgrounds . . . . . . . . . D. Sanitary and Storm Severe. . . . . . . . . . . . ll Table of Contents (Continued) Page Na. VII. LAND llSE PLAN IMPLEVIjCTATION . . . . . . . . . . . . . . 11 A. Northern Portion of Project Area . . . . . . 12 R. Southern Portion o4 Project Area . . . . . . . . . . 12 VIII. PROGRAM ACTIVITIES . . . . . . . . . . . . . . . . . )2 A. Rehabilitation . . . . . . . . . . . . . . . . 12 B. Acquisition and Rehabilitation .. . . . ... . . . . 12 C. Acquisition and Clearance. . . . . . . . . . . . . . 13 IX: LAND DISPOSITION . . . . . . . . . . . . 13 A. Introduction . . . . ... . . . . . . . . . . . ... . 13 B. Land Disposition Map . . . . . . . . . . . . 15 C. Determination of Disposal Price . . . . . . . . . . 15 D. Preparation for Disposal . . . . . . . . . . . . . . 16 F.. Disposal of Land . . . . . . . . . . 16 P. Maintenance of Records . . . . . . . . . . . . . . . 18 G. Approval a Plan . . . . . . . . . . . . . . . . . 18 H. Fee Option Schedule . . . . . . . . . . . . . . . . 20 EMMT "A" EXISTING CCNDITICEB =KT "B" PROPERTY ACCUISITION MNP =ITT "C" IAND USE P E BIT "D" PROPGSED WNMG =BIT "E" P uc J OVETT m E% MT "F" P me IMPROVEfA6`NTS =MT "G" A c IMPRW@4• w =MT "N" DISPOSITIM MAP =MT "I" TOYCGFAPHY MAP The Hancock -York NBP area is situated in the City of Bengar, County at Penobscot, State of Hatne, and is further bombed and described as follows: Beginning at the northeast corner of the intersection of Pine and State Streets; 'Thence in a southerly direction along the westerly right-af- line of Pine Street to the northwest corner of the intersection of Pine and York Streets; Thence continuing in a southerly direction along said easterly right-of-way line of Pine Street to the northwest corner of the intersection of Pine am Hancock; Theme easterly along the northerly right-of-way line of Hassock a distance of one hundred forty-seven (147) feet more or less; Thence southerly at a right angle across Hassock Street to a point on the southerly right -of- ay line of Hancock Street; Theme southerly slang the masterly boundary line of Lot 245 Assessor Sheet 49 a distance a Three succored forty -Sour (344) feat to the northerly right- of -way line of Washington Street, said Point being Cas hundred ten (llo) feet more or less east of the northeast corner of the intersection of Pine sail Washingtm Streets; Thence contiming southeasterly at an angle across Washington Street to a point on the southerly right-of-way line of Washington Street; Theme continuing easterly following along the southerly right-cf-way line at Washington Street to the northeast corner of lad conveyed by the Urban Renewal Authority of the City of Balgor to the City of Bangor a distance of Three hundred ninetem and seventy -tux one hundredths (319.79) feet more or less; Theme in a southwesterly direction along the east line of said City property and its extension to a Point being the intersection with the centerline of the Penobscot River; Theme in a generally easterly direction along said centerline to a point at the intersection of said centerline and an extension of the easterly right-of-way line of Newbury Street; Thence northwesterly along said easterly right-of-way line and its extension to a point where said lines intersect with the northerly right-of-way line of State Street; Theme muth- westerly along the northerly right of -way line oY State Street returning to the point of beginning. Page 1 II. EXISTING EWIRON�DEFICIENCIES Hancock -York Neighborhood Development Project Me following environmental deficiencies currently exist in the Hancock -York Neighborhood Development Project area indicating a present need for implementation of the Hancock -York N Redevelopment Plan: Ovexmmhwd ne or improper location of structure on land The majority of buildings in the NDP area between York and Hancock Streets are located on small lots with minimal or non existent front sad side yards east exceed maximum permitted land coverages art forth in the Zoning Ordinance. Several dilapidated accessory structures are located as rear yard uses. These crowded conditions, which endanger life most property by increasing susceptibilityto fire mail other disasters: are, predominant and indicate the meed for general clearance in this area. The NDP area contains 194 structures: 164 or 89% of which do rot meet minimum housing, building, electrical and plumbing code standards. Of these 194 structures. 154 are residential of which 135 or 88% do not meet minimum cede standards: 17 are commercial of which 9.or 53% do not meet minimum code standards; aril 23 are of mired usage of Wrich 20 or 87% do met meet minimum code standards. Of the 344 dwelling wits in the areal 320 or 93% do not meet minimum code standards. A total of 91 structures in the area are beyond the point of being physically or economically rehabilitated. These 91 structures contain 221 dwelling units or 64% of the total dwelling units in the area. Excessive dwelling unit density Numerous incidences exist of excessive dwelling unit density ranging from 17 to 30 dwelling wits per acre as compared to the City average of 4.9 dwelling units per acre. Incompatible Uses More have been numerous conversions of residential properties throughout the years to incompatible types of uses, particularly business malThese conversions are located anon single family dwelling units arm prevalent throughout the NX area. Obsolete owildine types Numerous obsolete residential and mixed use structuresare located throughout the NIP area. Many of the structures (47%) are not economically r structurally feasible for rehabilitation to current occupancy standards and needs. A prolonged look of mainLwwce on a large majority of these structures has created a very depressing effect an the entire arae. Page 2 Detrimental lend uses or conditions The mora deteriorated southwesterly portions of the NDP area contain instances of deteriorated housing and mixed uses. Many residential lots oar which structures are located serve as refuse depositories which materially detract from the quality of neighborhood life and provide her- borage for rodents and insects. Deficient street system The RDF area in general suffers from a poorly designed interior street system with steep and narrow rights-of-wqv. Inadequate facilities The NDP area lacks adequate open spaces and recreational facilities. Code Enforcement Because property values in the NDP area are depressed, and because the costa of the extensive repair and rehabilitation needed to meet minimum coda requirements are high, property owners are not willing to make the necessary finencial commitment to comply with minimum code standards. Only the most drastic police power methods induce property owners to make repairs, and these repairs are often stop -gap measures which soon give way to the original substandard conditions. Other deficiencies There exists in the NDP area inadequate off-street parking facilities forcing residents into an en -street parking situation contributing to the congestion of street traffic. Because of the excessive lot coverage and the lack of front, side and rear yards in the area, very little vegetation exists. Designation of Hancock York NEP as a Slum and Blighted area The Hancock -York NDP area contains a predominance of buildings or improvements which, by reason of dilapidation, deterioration, age, obso- lescence and excessive lot ooverage make inadequate provision for venti- lation, light, air, sanitation and open spaces and endanger the loss of life and property by fire andother causes, The conditions of over crowding and substandaM 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. Street systems are inadequate and dangerous sod do not adequately provide for proper redevelopment of the area. Immediate renewal treatment 1s necessary to eliminate the existing blight and to restore the area as a vital part of the City.. Page 3 III. REDEVELOPMENT PIAN GOALS AND 0&)EGTIVEB The elimination oP substandard buildings and structures which have a significant environmental blighting influence. The conservation and rehabilitation of those buildings which "a in conformance with the Hamock-York Redevelopment Plan and which are eco- nomically and structurally feasible for rehabilitation. The prevention of the construction of buildings or the was of land which would be detrimental to the established character of surrounding. properties. The promotion oP a living envlmonent free from objectionable vehicular congestion, Mors, vibration, mise, glares smoke, dust, end other hazards to health and safety. The creation of open space areas which are appropriately located And sufficient in size to satisfy the recreational mads and demands of area residents. B. GENERAL DEBIGN OB TIVEB - RESIDENTIAL To exclude non-residential was from areas which are considered appropriate for residential uses only. To provide each residential neighborhood with buffers to uses which may be incompatible. To design the interior circulation aystem of each residential neighbor- hood so as to discourage penetration of through traffic. To design each residential neighborhood so that pedestrian have access to all parts of the neighborhood and to nearby neighborhood shopping areast open spaces? and Institutions. To provide each residential neighborhood with usable interior open space for the enjoyment and safety of all age groups. To provide vehicular parking spaces adequate to meet demands for each dwelling unit and to make such parking sites conveniently accessible to the dwelling served. To provide for convenient and landscaped pedestrian access routes. between dwellings and vehicular parking areas. To design parking areas which are aesthetically pleasing to avid large masses of hard surface paving vhere possible. page 4 To design buildings so as to offer a sense of scale, avoiding the mono wy of one size, shape or bulk. To design buildings so as to fit the topography of the site making marbmm use of potential views. To provide a mixture of howl types - preferably using low-rise garden apartments and townhouses. C. GENgNAL DESIGN OBIECTNSS -NON-R65ZffidTIAL To ensure adequate screening when such ones are adjacent to residential areas. To provlde safe, easy and cowenient ingress and egress points tram all parking lots and/or loading facilities. To "wre that the architectural appearance of aro new buildings is complementary in its relatiwshdp to the surrounding residential area. To provide for all lighting to be directed into the property served by such lighting so that no illumination or glare ndll be pardoned on adjacent structures, streets or lots occupied by residential, institutional or public use. To require that wherever outdoor display or storage ofgoods are permitted, such display or storage well have the same setbacks as provided - for all off-street parkiag areas. D. SOCIAL AND EWUOKIC OBJECTfTES To provide adequate land areas for the development of housing to insure a variety of sizes for all ineome ami age groups. To encourage and provide lax for the developnant of housing wbich satisfies Community Development established goals. To provide adequate public facilities is order to ensure the main- tenmwe of a viable and attractive neighborhood. A. INTRODUCTION The Land Use Plan for the Naucxk-York NDP area is intended to be broad in scope in order to provide the flexibility necessary to direct the re- development of the area in the years ahead. As the guide for the area's re- development, the Lend Use Plan designates specific areae uhich are best suited for residential, commercial, industrial and public open space uses. Page 5 - Decisions relative to the amowt and distribution of these various types of land uses have been determined by analysis of past growth and a sound and logical estimate of needs Mich must be fulfilled in accommodating future growth and redevelopment. This IoW Use Plan which has been developed to be consistent with the City's Comprehensive Plan is further described in Exhibit ^Ce. Nothing contained in the Land Use Plan however, shall be construed or interpreted as to allow the development of any, parcel of land in violation of any ordinance of the City of Berger, or W amendment to each ordinances, or to any ordinances as may hereafter be adopted. - B. RESIDENTIAL LAND USES Residential uses in the project "as are to be backen down into three categories with density as the primary, criterion a differentiation. Since the project area vlll require basically two types of remedial activities, clearance and rehabilitation, residential lend use regulations have been developed Mich recognize the difference inherent in these types of activ— ities. Therefore, that portion of the project Mich will undergo rebabili— tation must be capable of accommodating new growM as well as revitalizing existing development. Regulations for the clearance area have been for— mulated to encourage development which is economically viable and which will satisfy the Cityts Musing goals. With these differences In mind, the following residential land use parameters are established for the Hancock— York Nx. .l dium Density 4 Permitted uses are one family, two family or multiple family dwellings, provided that there shell be a cardamom of 69" N. ft, of lat area for the first 3 dandling wilts. Additional units above this number shall require additional lot area in accordance with appropriate zon g regulations of the City of Burger. 2, Medium Density 2. Permitted uses are multi—family dwellings including but, not limited to, apartments and townhouses, provided however, that the maximum density shall not exceed 25 dwelling wits per care, no building shall exceed a height limit of 40 feet, there shall be not less than 1710 sq. ft, of lad area provided for each dwelling wit, and all appropriate coning regulations of the City of Bangor shell be adhered to. 3. High Density Permitted uses are apartment dwellings with a maximum density not to exceed LO wits per sees, and a minimum area per dvel.ling unit of 1090 sq. ft, High density land uses shall be limited to that area bounded by Essex, York, Pine and Hancock Streets. C. (OUREMIAL LAND USES 1, Neighborhood Commercial Permitted uses are convenience retail and local service use whose size and character ane intended to primarily serve the local neighborhood. Examples of these uses are further determined oder Article ll of the Zoning Ordinance of the City of Bangor. No business establishment shall occupy an area in excess oY 2,C00 sq, ft, of gross floor area. Professional offices may be permitted Was the granting of a special exception. 2. General Commercial Hetail aM service uses serving the larger coomundty. Examples of such uses are further defined under Article I2 of the Zoning Ordinance of the City of Bangor. These include restaurants, banks, offices, ccomercial service establishments. etc. The gross floor area shall net exceed 1.0 times the gross lot srea. D. INDUSTRIAL ]AND USES 1. Light Industry Permitted uses are existing industries including rail transporting facilities and shoe manufacturing. However, in the event that an existing industry is abarloied as defined soler appropriate City codesq no industrial uses shall be allowed to re-establish within the project me, and preference far redevelopment shall be given to residential uses. E. CHIC ANO INETITUTICNAL USPS Qyc ant institutional Uses we permitted An order to asoc date existing uses of this nature. These existing uses include a church, two synagogues and a. home for the aged. P. PARK AND OPEN SPACE USES Open space uses shall be permitted to meet the recreational needs of - project area inhabitants. These include open sows, park or recreation areas other than required yeti areas or screening strip. These open space uses may remain private property or may be dedicated to the City of Bangor for Public recreational use. G. ACGEMOHY USES It is recognized that certain wcessory uses which are incidential and subordinate to the principal use of the property are, not only necessary, but are an integral part of the Principal use. The following list represents examples of accessory uses to principal uses set forth in this Land Use Plan. Page 7 1. Residential Areas a. Within residential areas, the following uses may be considered accessory uses: garages for storage of motor vehicles, ped- estrian walkways and recreation areas. 2. Commercial Areas a. Permitted accessory uses include lighting, signs, l scaping, walking and sitting facilities, pedestrian plazas, and off- street parking and loading facilities that are customarily incidential and soboadinate to the principal permitted uses. b. Location. Location of all accessory uses shall avoid, wherever I conflicts with adjacent residential uses. Every effort shall be made to minimize access polnts and care shall be taken in planning traffic circulation. Any parking facility which may be located adjacent to a residential area shall be .properly screened in accorelance with all provisions of the Zoning Ordinance of the City of Bangor. Lighting shell be appropriate and properly utilized so as to avoid excesses, and shall be directed toward the facility and net toward adjacent properties. Pedestrian plazas shall be located so as not to conflict with vehicular and pedestrian traffic. 3. Industrial Areas a. Permitted accessaory was include lighting, landscaping, off- street parking and leading facilities and such was that are customarily incidental and subordinate to the principal per- mitted uses. b. I. n enslU TTre floor area ratio shall not exceed 1.5 sq. ft. of building floor area tb each sq. ft. of lot area. C. location. Parking and loading facilities sha11 be located so as to have direct access to arterial streets, and ehall be properly screened and landscaped. Lighting shall be acted- Priately and properly utilized so as to avoid excess and shall be directed toward the facility and not toward adjacent property. 4. Civic end Institutional a. Permitted accessory sees inelvde, off-street parking, active and passive open space@ lighting, and such uses as are custo-. manly incidental arvi subordinate to the principal permitted uses. b. Intensity. Buildings shall act exceed a gross floor area of LO times the gross lbt area. Page 8 C. lac tion. All parking areas shall have direct access to public streets and shall be conneniently located to the building served. Buildings should have direct access to open space. 5. Public and Coen Space a. Permitted accessory uses incluse lighting. Walking ani seat- ing facilities, recreational play equipment, landscaping, f0untainsi sculptures and such uses as are custanarily in- cidental and suboadinate to the principal permitted uses. V. CIRCBIATICN A. IRTRCMICTICH Planing for increased traffic safety sun voloues involves structuring a street system capable of handling various types of traffic. In order to accomplish this objective, streets meat be classified, designed and built in a manner which hill facilitate the level of service required to eapedite the nauseant of local as well as through traffic. Thus a circulation system which is capable of satisfying these demands asset ultimately acquire streets of various rlght-afwV sod pavement widths. The iapaehaxe sad differences . in street function within this systes will determine the amount of rfghtbf- wav and pavement width to insure good traffic circulation. A goad circulation system, therefore, requires a complete integration of both high and low volune roadways. Consistent with the City's Comprehensive Plan, the follovli,g types of streets ace designated to serve the project area. 1. Arterial Streets A major street or highway which provides direct moveent to all Parts of the City. Such streets are intended as prime traffic carriers within the City can into neighboring municipalities. Both State Street and Hancock -Washington Streets aredesignated as arterial streets. 2. Collector Streets A collector street provides for traffic movement between major arterial streets. Although collector streets provide access to abutting properties, their primary pOrpose is to collect traffic Rum local streets and distribute it to major carriers. York Street is designated as a collector street. Page 9 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 should not be de- signed to carry high speed or high traffic volumes, and it is preferable that they be short in length. Boyd, Newbury, Pine, Essen, Mems, Brown, State Street Lard and such other streets as may hereafter be established are designated as local streets. PI. PUBLIC INPMAENEB'fS AND PARES A. STREET Imre EMENDS In order to provide the level of service necessary, to ensure uninter- rupted traffic flow, end to provide far the safety and convenience of project inhabitants and the general publict street impravmwswta will be performed in the project area as shown on Exhibit E and defired as follows: 1. Arterial Streets Since streets of this nature are intended to serve as thiv- streets, their design must facilitate the movement of large volwmes of traffic. To do this in an efficient manner, art- erial streets shall have minimum right-of�way widths of S0 feet. Instances where one-way streetsare used, the roadway may have a mi,dmma of three lanes with a 60 foot right-of-way width. Lend will be reserved for future widening of Washington and Haneock Streets as indicated in E%hibit n", The balaxe of the arterial streets meet these criteria at the present time. 2. Collector Streets Collector streets are Intended to collect and distribute traffic to major street systems. In order to satisfactorily meet this objective, collector streets carrying two-way traffic shell have a minimum right-of-way width of 60 feet. Rights-of-way of one-way streets carrying two lanes of traffic may be reduced to a width of 30 feet. An collector streets within the project area meet these criteria. 3. local Streets local streets provide access. primarily to abutting properties. A minimum right-ofway width to provide such access shall be X feet. Cul-de-sac streets without cul -de -secs or turnarowds shall be prohibited. Page 10 Be DISCONTINUED STREETS Existing streets within the Hancock -York project area which do not significantly contrlbote to, or which may be a biMrwce to a sown and see circulation system, shall be discontinued. Existing streets which fall into this category are as follows, Street location St. Michaels Coati Entire Length Patrick From York to Hancock Carr From York to Hancock Hazel From York to Hancock Not From Hazel to Boyd Frazier Entire Length Gridley Eitire length C. PARKS AND PIAYGEOUNDS All development shall comply width regulations concerning parks and recreation areas amay exist in the ordinances of the City of Bangor nclvding but not limited to, those related to Zoning and Subdivision development. D. SANITARY AND STORM SENRRH Storm and sanitary s s All be installed as necessary to adequately same the NDP area. Such sere rs mill be installed separately whemver Possible and in accordance with a plan setforth herein and labeled E# bit "Pie VII. IWD USE IMPiFM9TATION The first steps which shall be taken in the implementation of the Land Use Plan is its adoption as part of the Community Development Program by the City Council. Once adopted, the Plan vlll be a useful and {wrking document to guide future decisional and effectively control development in a manner consistent vdth community mads and goals. In teams of immediate and measurable contawls, the zoning ordinance mill be the most effective tool for plan implementation. The overall results achieved Lhrongh the zoning ordinance will be to guide redewlGp- ment toward a pradetermined concept of rense. Along these lines, the following zoning plan has been developed in order to Implement the Hancock - York Land Use Plan. A. NORTHISM PORTION OF PROSECT AREA In the area bounded by York, Pine, State and Newbury Streets, the projected action is rehabilitation and spot clearance. Since the majority of the area is presently zoned R-5 residential, few changes are necessary to a mmodate this type of resedial action. An shown on ExhibitI' the majority a such changes will involve Civic & InstitutiOnel zoning. E. SOUTHERN PORTION OF PROIDDT AREA The area bounded by Pine, York, Newbury seal Hancock Streets is slated for clearance. In order to nsessfully achieve the flexibility necessary in carrying oat a redevelopment Project, the majority of lace will remain in the R-5 residential zone. VIII. PpllR ACTIVITIES The principle activities to be undertaken in the NDP area will be property rehabilitation, acquisition, clearance and redevelopment. A. REHABILITATION Aere rehabilitation is both necessary and appropriate, it will be undertaken in the northern NOT, area. Reeabilltation is deed necessary where a property fails to satisfy all minhwm housing, huilding and zoning code standards. Rehabilitation is deemed appropriate where it is a "ally and physically feasible and where through such rehabilitation the property will became fully compatible with the Project's Goale and Objectives and hand Use Plan. _ The Code Enforcement Officer will topped all properties in the northern NBP area and provide a list of code violations to each property owner. After - consulting the Code Enforcement Officer, the Director of Plawing aid. C®munity Development will make final decision whether rehabilitation is both necessary and appropriate for each property. B. ACQUISITION AND REHABILITATION The City of Bangor easy aegafre and rehabilitate property for which - rehabilitation is both necessary and appropriate if: 1. The owner refuses to bring the property up to m-nimw cede standards. Upon acquisition of the property, the Cloy may, at its option, reh bilitate the buildings in order to coal orm with minimm code standards and then sell the property, or dispose of said parcel without making any improvements thereon, but conditioning such disposition upon the new owe compliance with the pertinent and appropriate provisions, regulations, controls, and restrictions of the redevelopment including the property rehabilitation provisions. Page IT 2. The City wishes to acquire a typical parcel to be used as rehabilitation demonstration structure and project site office. 3. The owner fatness to rehabilitate, i accordance with the Pro- visions of the redevelopment plan, property designated historically or architecturally significant. 4. Me Code Enforcement Officer sill inspect all properties In the northern NDP area and provide a list of cede violations to each property owner. After consulting the Cade Enforcement Officer, the Director of Planning mW Community Development will determine for each property M.ether rehabilitation is both necessary and appropriate, as those terms are defined above. Toe Director will then make a recommendation to the City Council which will make the final decision based upon the Project's Goals and Objectives and Land Use Plan. C. ACQUISITION AND CLEAPANCE The properties to be acquired and cleared in the southern NDP area are so designated on Exhibit 'B", Property Acquisition Map. Properties in the northern NDP area which do not meet minimuh code standards azul for which rehabilitation is not appropriate may mise be acquired and cleared. The Director of Planning and Cmmmnity Development will determine whether acqui- sition and clearance isnecessary to achieve the Project's Goals and Objectives and to comply with the an ldUse Plan. Be will then make a recommendation to the City Council which will make a final decision based upon the Project's Goals and Objectives add Iand Use Plan.' Acquisition and clearance will 1. Remove blighted and slum properties and areas. 2. Remove the blighting influence such structures and/or uses have on the remaining portions of the project Rise. 3. Provide land necessary for healed public improvements and/or facilities. 4. Provide for a logical planned redevelopment of the area by removal' of impediments to land disposition for redevelopment 5. Resume uses incompatible with the land =a plan for surrounding uses. IX. LAND DISPOSITIGM A. ILTRODUCTION 1. This section establishes policies. and requirements applicable to the marketing, disposition and redevelopment of real property under the - City of Bangor Comacnity Development Program. Page l3 2. Realization of the redevelopment contemplated by the Redevelop- ment Plan for the Hancock -York Neighborhood Development Project (NDP) 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, as that the disposition of land can be consummated and redevelopment can get underway as seen as the land is physically ready for development. b. Publicize the availability of sites, affording potential - redevelopers the opportunity to make their interest known. C. Conduct the disposal of project land in a fair area equitable maser that is open to public scrutiny. d. Adopt effective methods to prevent redevelopers from spec- ulating in project land. 3. Definitions - For the purposes of this section, the following term shall have the following meanings: a. Department - This term means the Planing and Cwvmmiby Develop- ment Department of the City of Bangor and the Planning and Community Development Department by and third the Director of Planning and Community Development, whichever is 'applicable. b. City - This term means the City of Bangor and the City of Bangor by and then its Department of Planning and Commodity Development, whichever is applicable. . Finmnce Committee - This terry means the Finance Committee of the City Council of the City of Bangor. d. Fair Reuse Value - This term means the fair market Value of the property for its highest and beat uses permitted under the Redevelopment Plan for the Hancock -York NDP. e. Disposal for Public Use - This term means a disposal to the Federal Government, the State of Maine, the City of Hanger, any subdivision thereof, any of their agencies or instromental- ities, or retention by the City. f. Disposal for Nonprofit Institutional tae - This teem means a disposal to a nonprofitscientific, educational, public health, public welfare, charitable, hospital or other eleemosynary institution, which will operate the redevelop- ment for a nonprofit institutional use, e.g., a hospital, church, library, school or playground. Acquisition of laid by a nonprofit institution for inegotment or resale is not considered a nonprofit institutional use. Me nonprofit institution most be exempt from Federal tamatiw under the Internal Revenue Code. Page 14 g. Redevelopment Plan - This term means the Bangcx Cw ity Development progress, Redevelopment Plan for the Hancock -York Neighborhood Development Project (NDP). D. LAND DISPOSITION MAP 1. Map Preparation - The City shall cause to be prepared a map indicating any, and all parcels of land which may be offered for sele, lease or over which a utility easement, may be granted. When deemed necessary, a land suvev end legal description may be pre- pared prior to obtaining any reuse appraisals. The map shall otherwise show the dimensions of each disposal parcel end each area subject to different land use controls or redevelopment requirements as outlined under the Redevelopment Plan. A tab- ulation 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 land shall be disposed of at a price not less then its Fair Rause Value. the fair reuse value shall reflect both the advantages created by the project and requirement and limitations on land uses to be imposed on the developer by the Redevelopment Plan. The MinLmw Disposal Price shall be established by the Finance Committee of the City Council of the City of Bangor. 2. Number of Appraisals - Hach parcel which shall be offered for .re- sale shall be appraised by at least me competent professional appraiser. If the City believes more than one appraisal i desirable in establishing a Pair reuse value, it shall obtain such additional appraisals as it deems necessary. 3• Disposal Price of Easements -The City may grant or reserves with- out charge, easements on project land for public utility service lines an it deems expedient or necessary. 4.. Value of Right to Rmwve Improyomenta - If an existing building or Mar improvement is to be sold for remwai to a site already owned by the purchaser, it shall be sold at its "value for removal at a purchaser's expense". A m£nimms of one appraisal or engineer's estimate by a professional in private practice or qualified in- dividual 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 axrd a structure for rasoval to such site, the appraisal procedure established under paragraph two (2) shall apply to the entire package. Page 15 5. Certification a Fair Reuse Value - The Finance Cavuittee shall study the appraisers Fair Reuse Value deters dation and his report thereon. With respect to properties for which the Finance Coowittee accepts the appraisers report and valuation. the Finance Camuittee shall adopt a resolution or by other official action oaken certi- fication which: a. Identifies each property by parcel n ber, sgaare footage aril proposed reuses. b. Specifies the emwnt established es fee fair reuse value for each property. c. Certifies that the work of the appraisers has been performed competent rather in accordance with State lax and City policies and requirements. In the event the Finance 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 de®s necessary. 1. Disposition Schedule and promotion - The City shall at the earliest possible date establish a sales probation program for carrying out the sale of project land. The sales program say include the use of such materials as is deemed necessary, or the ares aeicof con- sultants, brokers or other professionals as may be required. 2. Declaration of Restrictions - Me City mw at its discretion record n the Penobscot Registry of Deeds a copy of the Redevelopment Flsn thereby directly advising prospective purchases as to the restrictions, benefits and objectives of the Plan. The City shall also deterrine whether to record the entire Plus,specific portions or any amend- ments thereto. E. DISPOSAL OF LAM 1. Method of Disposal - The City posy dispose of project land by sale jr—lease in accordance with any method permitted by State and local lax to a developer selected either by negotiated sale of land or ompetitive proposal. ftoxever, prier to the execution of any agreements, the City Council shall by resolution, council order or similar action: Page 16 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 dean that land be disposed of 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 redevelopment. The notice shall also advise where more information may be obtained, invite sub- missions of proposals, add establish reason ble time limits for all submissions. All proposal submissions shall comply with Preliminary Plan submission requirements oetforth order Psxa- graph G, subparagraph 1, items a thou 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 right to reject any and all proposals which it feels am not in its best interest. The City shall otherwise evaluate all proposals on the basis of their compatibility with the Redevelnpmant 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 submitting proposals of this fact. 3. Review of Proposals - A Design Committee, consisting of three members of the City Council appointed by the Chairman of the Council, the Chairman of the Planning Board, the City Manager, the City Engineer, the Director of Planning and Community Development, and a member of the Planning staPP, shall review and evaluate all redevelopment proposals submitted. The Design Committee Shall submit its m - emulations for the selection of a tentative developer to the City Council which shall adopt a resolution designating the tentative developer. 4. 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 agree- went the time limits for submission of final plana, penalties, if any, renewals and extensions. Phe Developer will purchase the options cording to a schedule based on a percentage each month of the purchase price which will be relative to the size of the parcel. 5. Redevelopex'e 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 Redevelopment Plan. Transfer of .land will captain the qualification that construction begin end Page 17 be completed within dates agreed upon. The City may if it demta necessary es require the developer part of the agreement to post aperformance bond in Dunt to be set by the City. The City may at its discretion, and for good desse, reject one, 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 Redevelopment Plan and applicable codes and ordinances of the City. 9. Design Objectives - All disposal agreements shall contain pro- visions for City review and approval of a developer's plans. The City shall review add approve all development plane prior to construction to assure compliance with Redevelopment Plan Objectives. F. MAINTENANCE OF PRCOlil14 The City shall maintain records and reports, including copies of official Connell action and Finance Committee action, rouse appraisals, certifications, disposal agreements and other documentation conerning its land disposition activities for each parcel of land to be offered resale. In addition, a running record in Rummary 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. G. APPROVAL OF PLAN Notwithstanding the requirements of the City Ordinances regarding approval of building plane prior to construction, no dirctruction will be allowed within the limits of the Hancock -York NDP Project without the prior submission and approval of preliminary plans, and final plans and specifications. Said plans shall be reviewed by a Design Committee appointed by the City Council on behalf of the Hanger City Council to insure consistency in design and compatibility with the Redevelopment 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 Ahnoteted unless otherwise accepted by the City. The following submissions 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 hall be drawn to a scale of one 1 inch equals twenty (20) feet wherever practical. The plan should include: Page 18 (1) Property lines and dimensions. (2) Adjacent features, such as tutting streets, buildings or properties. (3) Existing and proposed paved areas, including the type of pavement and principal -dimensions. (4) The cz-site parking lVcut, and traffic flow, if any. ($) Planting areas, including general size and variety of trees and shrubs:. (6) All existing and proposed utilities, both shove and below ground, including service connections and drainage facilities. (7) Principal elevations, grades, or contours, Doth existing and proposed. (8) Existing azul 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 plea shall shoe general room layouts and use, including entrances and exits. Dimensions may be approximate aul the overall floor area for each floor shall be indicated. The elevationof each floor shall be indicated. C. Elevations - A suitable cross-section o elevaon tiof the bailding shall be provided,either in the form of an artist's rendering of the building ora - ection of the building. Where site grades play an important part in the layout of multi-level structures, the Design Co®ittee shall reserve the right to request cut -away elevations showiag the natation - ship of floors to surrounding grades. Materials to be used for exterior treatment shall be indicated. 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 plana and Specifications shall aeon; sufficient details necessary to insure proper construction. All dimensions and elevations shall be accurate and at 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 Convittee, there is a doubt regarding the Structural ade- quacy of any facility, the developer shall provide all required _ back-up data, including structural cmputations, boring logs or material guarantees. Page 19 Laving selected a tentative developer in accordance with the procedures outlined in the Redevelopment Flan, the City shall at the earliest possible date ester into a sales agreement with the developer. At the City's dis- - cretion, reasonable time limits shall be established for the developer to emercise his option to purchase. The City shall require purchase option fees on all sales. agrements. Fees shall be based on a percentage of the total purchase price. Fees will also be graduated based on the size of the parcel to be purchased. The following Fee 3chebule has been established and shall be used by the City of Bangor in all transactions for the sale of project land. Parcel Size Fate and Terms under 1 acre 10% of purchase price each 30 days 1 acre - 3 scree 2% of purchase price each 30 days 3 or more acres 1% of purchase price each 30 Saye The sales agreement shall stipulate that option fees may be applied to the purchase price provided the final contract of sale add convsyance 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 n cash and financing to develop the lend in accorrdsce with the approved plan. Page 20 l�� - MP_ _..._.. ° WT HA NCOCK - VORK us eE'rW TIT4E +O rESTi UTM^ WTYNDP AREASloeXH I L _ RED d «.�..�.....�... 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