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Home My WebLink About1977-06-13 261 AE ORDER261 AS Introduced by Councilor Mo%eman, June 13, 1977 CITY OF BANGOR (TITLE.) @rbgr,_ Approying and adopting Community Development ..P ogr®- ............. Redevelopment Plan for the Third -Mein Neighborhood Conservation Project ........... ... ......... .. ........... .I... .............. ........... .... ....._._ By the Oity CmmaU or@s CBg of Ba .' ORDERED, MT -WHEREAS, under theor p '¢ ons of Title I of the Housing and C®tunity Development Act of 1994, the Secretary of Housing and Urban Develop- ment is authorized to provide financial assistance to local govenweats for undertaking and carrying out Cmmdnity Develolment Programa; and WHEREAS, there has been prepared and referred to the City Counsil of the City of Bangor for approval and adoption a Community Development Program - Redevelopeent Plan for the Third -Main Neighborhood Conservation Project dated Some 13, 1979 and consisting of eleven (11) pages and two (2) exhibits here- inafter referredto as the Plan; end WHEREAS, a Conprehensive Plan has been prepared and is recognized and need as a guide for the general development of the City of. Bangor as a whole; and WHEREAS, the Plan has been developed to conform with the City of Bangor Cwprehen¢Sve Plan and applicable zoning ordinances; and - 4HEREAS, it is desirable and in the public interest that the City of Chagos, as part of its Community Development Program, having as its primary —' objective the developaent of a viable community by providing decent housing, suitable living envirsanent and the expansion of economic opportunities, principally for persona Of low end moderate income, undertake and carry out the Redevelopaent Plan for the Third -Main Neighborhood Conservation Project en onpassing the area as described in the Plan; it 1a non therefore ORDERED, TRAT, the Comumitity Development PxpgYanliedevelopment Plan for the Third- Ma1n Neighborhood Counervetion Project dated June 13, 1977, a copy of rd,ich is on file with the City Clerk, is hereby approved and adopted by the City Council of the City of Bangor in accordance with Chapter 389 of the Public Lava of the State of Maine, 1975. 4 CITYCOIgiCIL Jose 13, 1977 Warred to Planning Board, consider neat meeting. Cirr CLVK IN CITY COUNCIL June 27, 1977 Planning Board report read. Passed. CITY CLE 261 AB 0R➢ER 317 Title, Approving 6 Adopting Cam. Bev. Frog. gedevel. Plan for Third -Nein Neighborbned ...................................... Comerzaifon Project Introduced and filed by councilman REGEIVEO CITY OE RANCOR GITY CLERCZ OFFICE 977 JUN 0 PH 12 01 COM4UNITY DEVELOPMENT PROGRAM REDEVELOPMENT PLAN FOR THE THIRD -MAIN NEIGHBORHOOD CONSERVATION PROJECT Submitted to: CITY COUNCIL OF THE CITY OF BANGOR June 13, 1977 COMMUNITY DEVELOPMENT PROGRAM REDEVELOPMENT PLAN THIRD -MAIN NCP TABLE OF CONTENTS MAP EXHIBITS EXHIBIT "A" Project Area Map EXHIBIT "B" Public Improvements Page No. I. PROJECT BOUNDARIES . . . . . . . . . . . . . . .. . . . . 1 II. SURVEY OF EXISTING CONDITIONS . . . . . . . . . . 1 III. GOALS AND OBJECTIVES . . . . . . . . . . . . . . . . . 2 A. General Environmental Objectives . . . . 2 B. General Design Objectives - Residential . . . . 3 C. General Design Objectives - Non -Residential . . . . 4 D. Social and Economic Objectives . . . . . . . . . . 4 IV. LAND USE PLAN . . . . . . . . . . . . . . . ... ... . . 4 A. Commercial Land Uses . . . . . . . . . . . . . . . 5 B. Residential Land Uses . . . . . . . . . . 6 C. Civic and Institutional Uses . . . . . . . . . 6 D. Park and Open Space Uses . . . ... . . . . . . . . 6 E. Accessory Uses . . . . . . . . . . . . . . . . . . 7 V. PUBLIC IMPROVEMENTS . . . . . . . . . . . ... 7 A. Street Improvements . . . . . . . 7 B. Storm and Sanitary Sewers . . . . . . . . . . . . . .8' C. Parks and Playgrounds . . . . . . . . . . . . . . . 8 VI. PROGRAM ACTIVITIES . . . . . . . . . . . . . . . . . . . 9 A. Rehabilitation . . . . . . . . . . 9 B. Acquisition and Rehabilitation . . . . . . . . . . 9 C. Acquisition and Clearance . . . . . . . . . . . . . 10 VII. LAND DISPOSITION PLAN . . . . . . . . . . . . . . . . . 11 VIII. PROCEDURE FOR PLAN AMENDMENT . . . . . . . . . . . . . 11 MAP EXHIBITS EXHIBIT "A" Project Area Map EXHIBIT "B" Public Improvements I. PROJECT BOUNDARIES THIRD -MAIN NEIGHBORHOOD CONSERVATION PROJECT The Third -Main Neighborhood Conservation Project area (hereinafter referred to as the "Third -Main NCP') is situated in the City of Bangor, County of Penobscot, State of Maine, and includes the land area bounded by the rights-of-way of Third, Cedar, Main and Buck Streets. II. SURVEY OF EXISTING CONDITIONS The Third -Main NCP is characterized by a wide range of structural and environmental conditions associated with old areas of cities. These conditions include a high incidence of structural obsolescence, building code violations, and mixed land -use of various kinds. Located near the Central Business District, the Third -Main NCP has been subjected to significant social and economic change. However, with few exceptions, the area still remains a basically stable residential neighborhood. Main Street and the adjacent tier of interior lots are of primary concern presently, since these areas are experiencing the most severe conflicts and problems of incompatibility. In this area there exists a mixture of old and new commercial uses, a mixture of older commercial and residential uses, and conversions from one type of use to another. It is also predominantly along the Main Street frontage that disruptions of traffic flow exist, dangerous intersections are evident, and confusion of parking patterns and pedestrian movements are prevalent. In general, the Main Street frontage appears to be in a continuous state of transition without ever having settled into one particular pattern. In addition to the above conditions which have been observed along Main Street, there are equally serious problems with an obsolete street pattern and inadequate street improvements in the balance of the Third -Main NCP. It appears unlikely, however, that the street patterns can be significantly improved because of the area's topo- graphy. The area topography includes steep inclines between Third and Main Streets, and this presents formidable problems in develop- ing any reasonable cross -street system. Besides the topographical problem, significant property acquisitions and clearance would be necessary if such a cross -street system were implemented. In any event, major improvements to existing streets are not only practical but are essential to the long-term future of the area. Page 1 Recreational facilities available to the residents of the Third -Main NCP were also found to be lacking. There currently are only 1.2 acres of park area serving a residential population of approximately 1,700 individuals. It is felt that facilities of a recreational nature must be increased and expanded whenever possible in order to better serve the area. Finally, a survey of residential properties within the Third -Main NCP indicates a wide range of structural deficiencies. The existing residential structural conditions are as follows: Residences Dwelling Units 1. Total Structures 349 597 - 2. In Code Violation 197 244 (% of total) 56% 41% 3. Major Code Deficiencies- 54 110 Suitable for Rehabilitation (% of total) 15.5% 18% 4. Requiring Clearance 17 40 (% of total) 5% 7% 5. Lacking Some or All Plumbing Facilities 77 NA (% of total) 22% 6. Over -crowded -1.01+ persons/room 55 NA (% of total) 16% In view of this high rate of code violations, the survey indicates that remedial action, including property rehabilitation and spot clearance,not only warrantedbutessential to the revitalization of the ThirdBMain NCP. III. GOALS AND OBJECTIVES It is the intent of the Third -Main NCP Redevelopment Plan to promote and accomplish the following objectives: A. GENERAL ENVIRONNENTAL OBJECTIVES The elimination of substandard buildings beyond the point of feasible rehabilitation, structures which have a significant environ- mental blighting influence, and inappropriately developed structures. Page 2 The conservation and rehabilitation of those buildings which are in conformance with the Third -Main NCP Redevelopment Plan and which are economically and structurally feasible for rehabilitation. The prevention of the construction of buildings or the uses of land which would be detrimental to the established character of surrounding properties. The promotion of a living environment free from objectionable vehicular congestion, odors, vibration, noise, glare, smoke, dust, and other hazards to health and safety. The creation of open space areas which are appropriately located and sufficient in size to satisfy the recreational needs and demands of area residents. B. GENERAL DESIGN OBJECTIVES -RESIDENTIAL The exclusion of non-residential uses from areas which are con- sidered appropriate for residential uses only. To provide each residential neighborhood with buffers to uses which may be incompatible. To design the interior circulation system of each planned residential area so as to discourage through traffic. To design each planned residential area so that pedestrians have access to all parts of the neighborhood and to nearby neigh- borhood shopping areas, open spaces, and institutions. To provide each planned residential area with usable interior open space for the enjoyment and safety of all age groups. To provide each planned residential area with 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 each planned residential area with convenient and landscaped pedestrian access routes between dwellings and vehicular parking areas. To design each planned residential area with parking areas which are aesthetically pleasing to avoid large masses of hard surface paving where possible. To design buildings in each planned residential area to offer sense of scale, avoiding the monotony of one size, shape or bulk, and to fit the topography of the site making maximum use of potential views. Page 3 To provide a mixture of housing types through a planned residential area. C. GENERAL DESIGN OBJECTIVES -NON-RESIDENTIAL To ensure adequate screening when such non-residential uses are adjacent to residential areas. To provide safe, easy and convenient ingress and egress points from all parking lots and/or loading facilities. To ensure that the architectural appearance of any. new building is complementary in its relationship 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 will be produced on adjacent structures, streets or lots occupied by resi- dential, institutional or public use. To require that wherever outdo -or display or storage of goods are permitted, such display or storage shall have the same setbacks as provided for all off-street parking areas. D. SOCIAL AND ECONOMIC OBJECTIVES To provide adequate lana areas for the development of housing to insure a variety of sizes for all income and age groups. To encourage and provide land for the development of housing which satisfies community development established goals. To provide adequate public facilities in order to ensure the maintenance of a viable and attractive neighborhood. IV. LAND USE PLAN It is the overall objective of this land use plan to create a better living environment in the Third -Main NCP. After careful study, it is felt that this objective can best be accomplished by utilizing the following courses of action: Page 4 1. Providing a reasonable and distinct division of land uses, 2. Concentrated code enforcement, 3. Property rehabilitation assistance, 4. Spot acquisition and clearance of dilapidated properties, 5. Acquisition and rehabilitation or clearance of the so-called Gas Works complex and adjacent properties, and 6. Scheduling public works, improvements and facilities as deemed necessary. A. COMMERCIAL LAND USES The survey of existing conditions and uses in the Third -Main NCP together with a study of the area topography indicates that the present commercial -residential zoning boundary is generally reason- able and should be retained. This boundary offers several advantages as follows: 1. The change in topography provides a natural and easily definable separation between commercial and residential uses. 2. Existing commercial uses have delineated the parameters Of the commercial zone which is adjacent to the residential development. 3. The depth of the commercial zone is of adequate size to flow assemblage of smaller parcels to provide good buildable future commercial sites. One exception which is made to the present commercial -residential zoning boundary is the area around and including the Maine Utility Gas Company plant-complex(the "Gas Works"). It is in this area that commercial zoning extends from Main Street into the residential area in such a manner as to be an intrusion. This commercial intrusion together with the obsolete and deteriorating condition of the Gas Works structures and adjacent commercial structures indicates that acquisition and clearance as well as rehabilitation is warranted. Exhibit A sets forth this area. When this acquisition, clearance and reh=i itation action is completed, the commercial -residential zone boundary shall be realistically adjusted to eliminate the commercial intrusion into the residential area. In the remainder of the Third -Main NCP, all non -conforming commercial uses aswell as mixed-use properties existing in residential zones shall be individually analyzed. Where such commercial uses Page 5 are determined to have a blighting influence on surrounding residential properties, efforts shall be made to acquire these properties and rehabilitate them for residential use or clear the properties of structures if rehabilitation is not feasible. New commercial uses in the Third -Main NCP will only be permitted n the Commercial Service Zone (C-3) bordering Main Street. This zone shall accommodate those retail, wholesale and service uses which because of certain locational requirements and operational character- istics are generally concentrated along major thoroughfares. Examples of the permitted uses in this C-3 zone are set forth in Article 13 of the City of Bangor's Zoning Ordinance. B. RESIDENTIAL LAND USES As has been noted previously, the Third -Main NCP is a predom- inantly residential area zoned for medium density (R-4) residential use. Theexceptions to this residential use are three parcels zoned for Civic and Institutional (C + I) use, one Parks and Open Space (P + G) parcel, and the commercial (C-3) zone along Main Street. One to this established development pattern, the following residential land use parameters are established for the Third -Main NCP: 1. Medium Density To stabilize and 'protect the essential characteristics of the Third -Main NCP, the medium density Residential 4 zone shall be retained for all areas presently zoned for this use. This requirement shall pertain to all properties either acquired and cleared or rehabilitated by the City (with the exception of the Gas Works complex). 2. High Density In order to promote redevelopment which is economically viable and which will assist in meeting the City's housing goals, the entire area or portions thereof acquired through the Gas Works Project activities may be rezoned for high density Residential 5 use. C. CIVIC AND INSTITUTIONAL USES Civic and Institutional uses are permitted only to accommodate existing uses of this nature. These existing uses include two churches and the City of Bangor's new central fire station. D. PARK AND OPEN SPACE USES Park and open space uses shall be permitted to meet the recreational needs of inhabitants of the Third -Main NCP. Parks and Open Space zones which shall be permitted are the existing Second Street Park, the land adjacent to this Park which is to be acquired under the Gas Works project, and any other properties in the resi- dential area which are acquired by or donated to the City and are determined as suitable for parks and open space. Page 6 E. ACCESSORY Uses It is recognized that certain accessory uses which are incidental and subordinate to the principal use of the property are not only necessary but are an integral part of the principal e The following list represents examples of accessory uses toprincipal uses permitted by this Land Use Plan: 1. Residential Areae - permitted residential accessory uses Inu e garages or storage of motor vehicles, utility sheds, pedestrian walkways and recreation areas. 2. Commercial Areas - permitted commercial assessary uses include ri'Tln, signs, landscaping, walking and sitting facilities, pedestrian plazas, off-street parking and loading facilities, and such uses that are customarily incidental and subordinate to the principal permitted uses. 3. Civic and Institutional Areas - permitted civic and rnst Cations accessory uses include off-street parking, active and passive open space, lighting, and such uses as are customarily incidental and subordinate to the - principal permitted uses. 4. Parks and Open Space Areas - permitted parks and open space accessory uses include lighting, fences, walking and sitting facilities, recreational play equipment, landscaping, fountains, sculptures and such uses as are customarily incidental and subordinate to the principal permitted uses. V. PUBLIC IMPROVEMENTS A. STREET IMPROVEMENTS In order to provide the level of service necessary to ensure uninterrupted traffic flow and to provide for the safety and con- venience of project inhabitants and the general public, street improvements will be performed in the project area as follows: 1. Arterial Street - since arterial streets are intended to serve as t ru-streets, Main Street is the single street in the Third -Main NCP with this designation. The proposed public improvements for Main Street are improvements to the sidewalk running on the northerly side of the Street from Page Cedar to Buck Streets. This limited amount of improve- ments is due to the fact that Main Street serves as part of U. S. Route IA and, as such, is eligible for Federal and State aid funds. 2. Collector Streets - these streets are intended to collect tra is rcm ocal streets and distribute the traffic to arterial and other collector streets. Third, Cedar and Buck Streets are designated as collector streetsin the Third -Main NCP. Improvements, to include street, esplanade and sidewalk work, are proposed to be undertaken on these streets. 3. Local Streets local streets are primarily intended to pros to abutting properties. Lincoln, Larkin, Sidney, Walter, Hellier, Patten, Parker, Warren, Sanford, Second, Davis, Barker and First Streets are designated as local streets. With the exception of Larkin Street, improvements are proposed for all local streets in the Third -Main NCP. B. STORM AND SANITARY SEWERS According to the present capital improvements plan, catch basins are proposed to be replaced at various locations in the Third -Main NCP while public improvements to the streets are undertaken. Also, a new storm sewer is proposed to be constructed on the Walter Street right-of-way. Although a current survey of public improvements indicates that the existing sanitary sewer system in the Third -Main NCP is adequate, sanitary sewers, and stormsewers as well, may be installed as required to adequately serve the area. C. PARKS AND PLAYGROUNDS All development of parka and playgrounds shall comply with regulations concerning parka and recreation areas as may exist in the ordinances of the City of Bangor including but not limited to those relating to Zoning and Subdivision development. Page 8 VI. PROGRAM ACTIVITIES Principal activities to be undertaken in the Third -Main NCP will he property rehabilitation, acquisition, clearance, and redevelopment. A. REHABILITATION Where rehabilitation is both necessary and appropriate, it will be undertaken in the Third -Mein NCP. Rehabilitation i deemed necessary where a property fails to satisfy all minimum housing, building, and zoning code standards. Rehabilitation is deemed appropriate where it is economically and physically feasible and where through such rehabilitation the prop arty will become fully compatible. with the Project's Goals and Objectives and Land Use Plan. The Cade Enforcement Officer will inspect allproperties in the NCP and provide a list of code violations to each property owner. After consulting the Code Enforcement Officer, the Director of Planning and Community Development will make final decision whether rehabilitation is both necessary and appropriate for each property. B. ACQUISITION AND REHABILITATION The City of Bangor may acquire and rehabilitate property for which rehabilitation is both necessary and appropriate if: 1. The owner refuses to bring the property up to minimum code standards. Upon acquisition of the property, the City may, at its option, rehabilitate the building(s) n order to conform with minimum code standards and then sell the property, or dispose of said parcel with- out making any improvements thereon, but conditioning such disposition upon the new owner's compliance with the pertinent and appropriate provisions, regulations, controls, and restrictions of the redevelopment including the property rehabilitation provisions. 2. The City wishes to acquire a typical parcel to be used as a rehabilitation demonstration structure and project site office. 3. The owner refuses to rehabilitate, in accordance with the Provisions of the redevelopment plan, property designated historically or architecturally significant. Page 9 4. The Code Enforcement Officer will inspect all properties n the Third -Main NCP and provide a list of code viola- tions to each property owner. After consulting the Code - Enforcement Officer, the Director of Planning and Community Development will determine for each property whether rehabilitation is both necessary and appropriate, as those terms are defined above. The Director will then make a recommendation to the City Council which will make the final decision based upon the Project's Goals and Objec- tives and Land Use Plan. C. ACQUISITION AND CLEARANCE Properties in the Third -Main NCP which do not meet minimum code standards and for which rehabilitation is not appropriate may also be acquired and cleared. The Director of Planning and Community Development will determine whether acquisition and clearance is necessary to achieve the Project's Goals and Objec- tives and to comply with the Land Use Plan. He will then make a recommendation to the City Council which will make a final decision based upon the. Project's Goals and Objectives and Land 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 area. 3. Provide land necessary for needed 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. Rasove uses incompatible with the land use plan for surrounding uses. Page 10 VII. LAND DISPOSITION PLAN Land and Property acquired by the City pursuant to the Third - Main Redevelopment Plan shall only be disposed of in accordance with the Land Disposition Plan to be adopted by the City Council. Any land disposition plan adopted by the City Council shall be in conformance with the Land Use Plan and shall be made a part of the Redevelopment Plan for the Third -Main Neighborhood Conserva- tion Project. The Disposition Plan may include: -1. Land Use Designation 2. Standards and Controls to be Imposed on Land Offered for Sale 3. Circulation Requirements - 4. Guidelines for Developer Selection 5. Redevelopers Obligations - 6. Design Objectives and Controls 7. Design Review Procedures 8. Duration of Controls 9. Provisions Necessary to Meet State and Local Requirements VIII. PROCEDURE FOR PLAN AMENDMENT This Redevelopment Plan referred to as the Third -Main NCP Redevelopment Plan may be modified or amended at any time by the City Council. Page 11 ': w 0 a 7 O J \:y �LCNBiPo1CiIW PLANNING UEMRTMEM THIRD -MAIN STREET 9CAlE: (•IWC ` 8ANWX = :4UNEI.IW{ REWMWNMO VREE INMJV MM vErvaesw* camtr N.GP .AREA REnsoN Ee: o Np IN EXHIBIT 4 Glitg of Pas", Anise Rummy G. McKay D..aoa Daae June 27, 197V Memo To: City Clerk smNst Council Order 261 - Apprand Adopting C®unity Development Program - Redevelopament Plan for the Triad -Main Neighborhood Conservation Project Tne Planning Hoard at its meeting on Jame 20, 1977 reviewed the ihisi- Main Neighborhood Cweer'ation Project - Redevelopment Plan and voted unan- imously to recmoeud to the City Council that the Plan conforms with the City of Bangor a Comprehensive. Plan and Coring Ordirance. Rodney G. j� Director of Plmuing & Ca.aceonity Development RCMAD cc: Planning Office Glitg of Pas", Anise Rummy G. McKay D..aoa Daae June 27, 197V Memo To: City Clerk smNst Council Order 261 - Apprand Adopting C®unity Development Program - Redevelopament Plan for the Triad -Main Neighborhood Conservation Project Tne Planning Hoard at its meeting on Jame 20, 1977 reviewed the ihisi- Main Neighborhood Cweer'ation Project - Redevelopment Plan and voted unan- imously to recmoeud to the City Council that the Plan conforms with the City of Bangor a Comprehensive. Plan and Coring Ordirance. Rodney G. j� Director of Plmuing & Ca.aceonity Development RCMAD cc: Planning Office