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
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226 AB
- IN CITY COUNCIL
-
MFy 9: 1979
Referred to Planning Hoard and
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Finance CamM1ttee, consider next
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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..
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.. IntFOauced and flied by ,
IN CITY COUNCIL
June 13. 1977
Councilman
Planning Eased report read.
Passed.
Passe
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CITY C
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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
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^� WANTADS
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HANCOCK-YORK
REDEVELOPMENT PLAN
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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
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"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
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