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Home My WebLink About1975-06-23 250 AC ORDERi 250 AC Introduced by Councilor Bigney, .June 23, 1975 r CITY OF BANGOR (TRE.) (oTDBr,-_. _PPPr•oviug and_Adop_.. S C®amity Development. a egrmm Redevelopment. Plan_ far the Hanwwc York Neigidorhocd Development Project _. BY the WY Coundl of the CfW ofBanwr.. ORDERED, THAT ND68j under the provi.sioos of Title I of the Housing and Continuity Develnpnent Act of 1974, the Secretary of Housing and Urbun Development is authorized to Provide fimmicial assistance to local governments for vvdartakivg and carrying cart Cmmmdty Development Programs; and ;gtEl , there has been propared and referred to the City Council of the City of Bangor for approval and adoption a Community Bevelh mah Program liedevelopmenh Plan for the ISmncock-York Neighbor- hood Development Project dated Jose 29, 1975 and consisting of fourteen (14) pages and fear (4) exhibits hereinafter referred to as the Plan; ad g1ECCLAS, a C®prehaneive Plan has been prepared and is recognized and used m a guide for the general development of the City of Bangor as a mdnole; and NI®i1tAS, the Planning Hoard of the City of Bangor has reviewed the Plan and has submitted to the City Council in writing its report and recommendations respecting the Plan indicating that the Plan conferee AM the City of Hanger Comprehensive Plan and applicable mooing ordinances; and 4`Jmi $ the City of Banger has made studies of the location, physical cuntlitimn of structures; land use; environmerttffi influences, and social, culturffi, end economic conditions of Me Hs cocl York Neighborhoo Development Project area and has determined that the new is a blighted area and that it is detrimeatal and a menace to the safety, health and welfare of the Inhabitants and uses thereof and of the locality at large because of a predominance oI buildings or inprovemews ddch, by reason of dilapidation, deterioration, age or obsolescence, inadequate provision for ventilation, light, air, sanitation, or open spaces; high density of population and overcrowding; existence of conditions ,ddch endanger life or Property by fire and other causes; end the combination of such factors is conducive to in health or trammdssion of disease, Infest mortality, 'juvenile delinquency and crime, and is detrimental to the public health, safety, morale or welfare. Said area, by Treason of a pr laminence of itudequate street layouts, insmdtary end unsafe conditions, is a menace W the Public health, safety, and morals in its Present condition ad we; ad Ju,e 21, 1975 ClIe C= 47 � r 250 ac RECEIVED on DER - �' 1915 Jul 19 PM 2: 11 Title, - CITY CLERKS OFFICE' ;QTY nL tANSOA. MAINE ...9eax4Ydn9 ar.4.mwting CommunitA... Development Program - Remevelopment ...................................... Plan for the Hancock -York He igbborbood opme t Project. In4od sled by vw- S1 REEt ' m 2 O 4 2 G A X w vw- S1 REEt r.. r OC K l.LY r7 r r z -> ✓ Sji.�iv1 %,, /T�+Y fr �r `F 37 t T t f1 T t� It r Y / k �o R-5 S �`\O / C & i Q 1.2 C / P&O `f' C-3 1 .3 OEM --r Street }g Widening 711 PLANNING DEPARTMENTHANCOCK -YORK SCALE:1"=100' m TITLE BANGOR DATE: JUNE, 1975 PENOBSCOT COUNTY NDP AREA REVISION DATE: O COMMUNITY ZONING MAINE EXHIBIT "D„ MUNITY DEVELOPMENT PROGRAM --_I ' m 2 O 4 2 G A w 0 X STREET *�.U,e.��_ ,a��"•. r.. r OC K l.LY r7 r r z -> ✓ Sji.�iv1 %,, /T�+Y fr �r `F 37 t T t f1 T t� It r Y / k �o R-5 S �`\O / C & i Q 1.2 C / P&O `f' C-3 1 .3 OEM --r Street }g Widening 711 PLANNING DEPARTMENTHANCOCK -YORK SCALE:1"=100' m TITLE BANGOR DATE: JUNE, 1975 PENOBSCOT COUNTY NDP AREA REVISION DATE: O COMMUNITY ZONING MAINE EXHIBIT "D„ MUNITY DEVELOPMENT PROGRAM --_I STREET T 6 I o 0 le 4 STATE B B z c Q 9 0 QJ 4 O 5 3 S 4 p 7 O B ;1 3 IT 12 3 C911m 2 'IIz -1 12 13 � I 7.-_— _ [ 3 T I�--I 13 N 4 E v N 4 2 II 21 zo ST R E 3 13 m N s m X �3 2 22 16 (f`�\ 7 5 _ I 14 L—r-T-J 23 2 � Iz rm ST. 15 13 2 N Y 15® ® 1 i ` T 4— �7 B A B II 2 -- 16 Lm /y�//�] 10 It v D 6 O T ® 415 �Yd ® 9 8 I6 TA L 1110 'TRE ET 5 6 IIS - Is elan B L� 8 1 L r- 12 �, 3 __ _ l 5 13 B s ® � 5 z� C/) 4 6 15 = o i m 3 4 141 1 _ m m m i4 STREET IT p1COCKat H A S to 17 I � N A ON- No ANNo� �✓ I Qe LEGEND / SUBSTANDARD -PROBABLE CLEARANCE ® POSSIBLE REHABILITATION WITHIN PROJECTED CLEARANCE AREA 3 PARCEL NUMBERS 10 BLOCK NUMBERS TO BE ACQUIRED PLANNING DEPARTMENT HANCOCK -YORK SCALE:1"=100' BANGOR DATE: JUNE , 1975 PENOBSCOT COUNTY NDP AREA REVISION DATE: MAINE EXHIBIT "B" TITLE PROPERTY ACQUISITION MAP WUNITY DEVELOPMENT PROGRAM 3 - 1 1 STREET T 6 I o 0 le 4 STATE B B z c Q 9 0 QJ 4 O 5 3 S 4 p 7 O B ;1 3 IT 12 3 C911m 2 'IIz -1 12 13 � I 7.-_— _ [ 3 T I�--I 13 N 4 E v N 4 2 II 21 zo ST R E 3 13 m N s m X �3 2 22 16 (f`�\ 7 5 _ I 14 L—r-T-J 23 2 � Iz rm ST. 15 13 2 N Y 15® ® 1 i ` T 4— �7 B A B II 2 -- 16 Lm /y�//�] 10 It v D 6 O T ® 415 �Yd ® 9 8 I6 TA L 1110 'TRE ET 5 6 IIS - Is elan B L� 8 1 L r- 12 �, 3 __ _ l 5 13 B s ® � 5 z� C/) 4 6 15 = o i m 3 4 141 1 _ m m m i4 STREET IT p1COCKat H A S to 17 I � N A ON- No ANNo� �✓ I Qe LEGEND / SUBSTANDARD -PROBABLE CLEARANCE ® POSSIBLE REHABILITATION WITHIN PROJECTED CLEARANCE AREA 3 PARCEL NUMBERS 10 BLOCK NUMBERS TO BE ACQUIRED PLANNING DEPARTMENT HANCOCK -YORK SCALE:1"=100' BANGOR DATE: JUNE , 1975 PENOBSCOT COUNTY NDP AREA REVISION DATE: MAINE EXHIBIT "B" TITLE PROPERTY ACQUISITION MAP WUNITY DEVELOPMENT PROGRAM V z m cn ®LaiMR — OcK B B 10 II 17 12 / bSc / LEGEND 0000000 SU5STANDARD-PROBABLE CLEARANCE Y ® POSSIBLE REHABILITATION WITHIN PROJECTED CLEARANCE AREA 3 PARCEL NUMBERS 10 BLOCK NUMBERS HANCOCK - YORK SCALE: 1"=100' —so 100 TITLE DATE: JUNE , 1975 NDP AREA REVISION DATE: OEXISTING CONDITIONS EXHIBIT "Al' COMMUNITY DEVELOPMENT PROGRAM' l - - cn ®LaiMR — OcK B B 10 II 17 12 / bSc / LEGEND 0000000 SU5STANDARD-PROBABLE CLEARANCE Y ® POSSIBLE REHABILITATION WITHIN PROJECTED CLEARANCE AREA 3 PARCEL NUMBERS 10 BLOCK NUMBERS HANCOCK - YORK SCALE: 1"=100' —so 100 TITLE DATE: JUNE , 1975 NDP AREA REVISION DATE: OEXISTING CONDITIONS EXHIBIT "Al' COMMUNITY DEVELOPMENT PROGRAM' f A m A m T -I V V' -- PLANNING DEPARTMENT BANGOR PENOBSCOT COUNTY MAINE a f A m A m T -I V V' -- PLANNING DEPARTMENT BANGOR PENOBSCOT COUNTY MAINE CK ZW .F.• .. fid,)ell. ..1 it I ISCO` / 000000 LEGEND I / / ® REHABILITATION RESIDENTIAL I flEHABILITATION 8 SPOT CLEARANCE I/ ® MEDIUM DENSITY RESIDENTIAL II REDEVELOPMENT HIGH DENSITY RESIDENTIAL NEIGHBORHOOD COMMERCIAL ® GENERAL COMMERCIAL ® CIVIC 8 INSTITUTIONAL _ l®' PARKS 8 OPEN SPACE �j INDUSTRIAL //77 STREET WIDENING - PROJECT BOUNDARY — scALE:1 =10o HANCOCK YORK O�oo TITLE DATE: JUNE,1975 NDP AREA REVISION DATE: O LAND USE PLAN EXHIBIT 0MMUNITY DEVELOPMENT PROG M a CK ZW .F.• .. fid,)ell. ..1 it I ISCO` / 000000 LEGEND I / / ® REHABILITATION RESIDENTIAL I flEHABILITATION 8 SPOT CLEARANCE I/ ® MEDIUM DENSITY RESIDENTIAL II REDEVELOPMENT HIGH DENSITY RESIDENTIAL NEIGHBORHOOD COMMERCIAL ® GENERAL COMMERCIAL ® CIVIC 8 INSTITUTIONAL _ l®' PARKS 8 OPEN SPACE �j INDUSTRIAL //77 STREET WIDENING - PROJECT BOUNDARY — scALE:1 =10o HANCOCK YORK O�oo TITLE DATE: JUNE,1975 NDP AREA REVISION DATE: O LAND USE PLAN EXHIBIT 0MMUNITY DEVELOPMENT PROG M �, it Is desirable soul in the public interest that the City of Bangor, as part oI its Community Development Progran having as its primary objective the development of a viable community by providing decent housing, a suitable living environment aai the m aosion of economic opportunity, primalpally for persae of low aml moderateincome; undertake and carry out the Redevelopment Plan for the HaacockYork Neighborhood Development Project encmpasei.ng the sea as described in the Plan, it is now therefore CSL q I, That it is hereby fowl and determined that the Hancock York Neighbor hood Development Project area is a blightei area as defined In Chapter 389 of the Public Lase of the State of Maine, 1975 eed is hereby designated as snob. 2. That the Community Development Program Nedevelopnent Plan for the Hancock York Neighborhood Development Project dated Jose 23, 1973 and on file with the City Clerk, is hereby approved and aioptel by the City Council of the City of Seeger in accordance with Chapter 3H9 of the Public laws of the State of Maine, 1975. Seeger, she sneer of Moine-4he G hsway ro Meisel North Yonas and Seashore Remorn CARL J, KOSODUD DEPARTMKNT PsLARKING June 18, 1975 YC: Henerable City Council FAN: Planning Board Hg: Hancock -York Community Development Plan Please be advised that the Planing Beard Lee reviewed the Community Development Program, Redevelopment Plan, for the Hancock -York Neighborhood Development Pxo$ect, and found such plan to be in enYoxmence with Bangor's Compreheunive Plan, and applicable Running ordinances. Carl J.,Koodefend Planning Director =:af CCM• iw IffiVEi[1P016NT PRCCAVAM IS;mVELJPFIENT PM FCR Im HMICCCK—TOWS NM� ➢KVELJRBNT PROJECT June 23f 1975 Submitted to: CM C IL OF TIB CITY OF BANGOR Juae 23. 1975 COsMITY UEAEIOPWK PROGRAM RRDEVEIOPMENP PIAN RANCom—YOIIX MP TABLE OF CONTE m Page No. I. PROJECT BOUNDARIES .. . .. . .. . ..... . . . ... . 1 II. EXISTING ENVBRONMENTAL UEFICIENCIES . .... ... . ... 2 III. REDEVELOPMENT PIAN GOALS ARID OBJECTIVES . .. . ... .... . 4 A. General Environmental Objectives . . ... . . . . . . . . . 4 B. General Design Objectives — Residential . . . .. . . . . . 4 C. General Design Objectives — Non—Residential . . . .. 5 D. Social and Econ c Objectives .. .. . .. . .. . . . . . 5 N. LAPID USE PLAN ... . . . .. . ... . . ... . . ... . . . 5 A. Introduction .. .. .. . . .. . . .... ... .. .. . 5 B. Residential Lard Uses ................... 6 C. Camnercial Land Uses .................... 6 D. IMustrial Lard Uses . .. .... .. . ... . . 7 E. Civic and Institutional Uses ........ ..... 7 A. Park and Open Space Uses . .. . ... . . .. . . . . . . . 7 G. Accessory Uses . ..... I . .. . . . . . . . . . .. . . 7 V. CIRCULATION PLAN ..... . . .. .... . .. . . . . . . .. 9 A. IntfOlmtim . . . .. .. .. ... . . . .. ... . . . . 9 VI. PUBLIC IMPROVEMENTS AND FACILTYIES PIAN . . . . . . . . . 10 A. Street Improvements . . .. . .. . . . . . . . . .. .. . M B. Discontinued Streets . ... ... .. . . . . . . .. . 10 C. Parks and Playgrounds . . .. . ... . . • . . . . . . ll D. Sanitary and Storm Sewers . . .. . . . . .. . . . .. VII. LAPID UM PLAN 4PIEFffiITATION . .. .. . . . . . .. . . . ... ll A. Northern Portion of Project Area . . . . . . . . . . ... . ll B. Southern Portion oY Project Area . . . . . . . . . . .. . ]2 Table o4 Contents (Contimzed) Page No, VIII. PROfA1AM ACTMTM . . ... . .. .. ..... . .... .. 12 A. RehaMUtation ... ... • ... . . ... ... . l2 B. Acquisition azW Rehabilitation .. . . . .... . . ... ]2 C. Acquisition and Clearance ............... 1 13 IX. LAND DISPOSITION PLAN .. .. .... . ...... ... X. PROCEDURE FOR PLAN AtffiMMT . .......... ...... l4 MAP EXHIBITS EXHIBIT ^A^ EXLSTM CONDITIONS EXHIBIT ^B^ PROPERTY ACQUISITION MAP MMIT ^C" UD! USE PIAN EXHIBIT lip. PR&OSED ZONING The Hencock^York NDP area is situated in the City of Bangor, County Of Penobscot, State of Maine, and is further bounded and described as follows: Beginning at the northwest comer of the intersection of Pine and State Streets; TTenee in a southerly direction along the westerly right-of-way line of Pine Street to the northwest comer of the intersection of Pine and York Streets; Thence contioxing in a southerly direction along said westerly right-of-way line of Pine Street to the northwest comer of the intersection of Pine and Hancock; Therce easterly along the northerly right-of-way line of Hancock a distance of one hundred forty-seven (147) feet more or less; Thence southerly at a right angle across Hancock Street to a point. on the southerly right-of-way line of Hancock Street; Thence southerly along the westerly boundary line of let T45 Assessor Sheet 49 a distance of Three Hundred Forty-four (344) feet to the northerly right - o£ -way line of Washington Street, said point being We Hundred tan (110) feet more or less east of the northeast comer of the intersection of Pine and Washington Streets; Thance continuing southeasterly at an angle across Washington Street to a point on the southerly right-of-way line of Washington Street; Thence continuing easterly fallowing along the southerly right-of-way line of Washington Street to the northeast comer of lend conveyed by the Urban Renewal Authority of the City of Bangor to the City of Bangor a distance of Three Hundred Nineteen and seventy -,tine one hundredths (319.79) feet more or less; Thence in a southwesterly direction along the sect line of said city property and its extension to a point being the intersection with the centerline of the Penobscot river; Thence in a generally easterly direction along said centerline to a point at the intersection of said centerline end an extension of the easterly right-of-wav line of Newbury Street; Thence northwesterly along said easterly right-of-way line end its extension to a point where said lines intersect udth the northerly right -of -nay line of State Street; Thence southwesterly along the northerly right-of-way Use of State Street returning to the point of beginning. Page 1 11. HXh4TIN0 SNFIRONIfl;HTAL OHFICIRUCINH Hancock York Neighborhood Development Project The following environmental deficiencies currently exist in the Hanock York Neighborhood Development Project area indicating a present need for implementation of the HanceckYork NOP Redevelopment Plan Overcrosding or maw Iccation of strarture an land The majority of buildings to the NIR area between York and Hancock Streets are located -on small lots :lith minimal or man existent front and side yards and exceed madmon permitted land coverages set forth in the Zoning Ordinance. Several dilapidated accessory structures sire located as rear yard uses. These crowed conditionsa which endanger life and property by increasing susceptibility to fire and other disastere, azn predominant ad indicate the need for general clearance in this Ms. Structural deficiencies The NDP area contains 194 structures, 164 or 85% of which do not meet minimum housing, building, electrlcal and plumbing code standards. Of these 194 structures, 154 are resddantial of which 135 or 88% do not meet mm mw code standards; 19 are commercial of ablah 9 or 53,% do not meet mridaw code staitadsi ami 23 are of stand usage of which 20 or 87% do not meet moraom code standards. of the 344 dwelling units in the area, 320 or 93% do not meet minimum code staudards. A total of 91 structures in the area are beyond the point of being physically or econaod.mlly rehabilitated. These 91 structures contain 221 dwelling suits or 64% of the total duelling units in the area. Fwassive dwelling unit densitY Numerous fncddwcea extat of excessive dwelling unit density ranging from 19 to 30 dwelling units per acre as compea' 1 to the City average of 4.9 dwelling wits per acre. Incompatible Uses There have been numerous conversions of residential properties throughout the years to incompatible types of uses, particularly business sThese conversions we located among single family dwelling units and am, prevalent throughout the NDP area. Obsolete buildinz types Numerous obsolete residential and mixed use structures as located throughout the NDP was, Piny of the structures (47%) are not econcmicall,Y or structurally feasible for rehabilitation to current Occupancy standards and needs. A prolonged lack of maintenance an a large majority of these structures has created a very deprassing effect on the entire see, Page 2 Detrimental land uses or conditions The more deteriorated southwesterly portions of the NIX' area contain instances of deteriorated housing and mixed uses. Mary residential lots an which structures are located serve as refuse depos- itories which materially detract from the quality of neighborhood life and provide harborage for rodents and insects. Deficient street system The IDP area in general suffers Train apoorly designed interior street system with steep and narrow rights-of-way. Inadequate facilities The NBP area lacks adequate open spaces and recreational facilities. Code Enforcement Because property values in the MP area are depressed, and because the costs of the extensive repair azed rehabilitation needed to meet minimum code requirements are hdgh, property owners are not willing to make the necessary financial 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 More exists in the wDP area inadequate off-street parking facilities forcing residents into so on -street parking situation contributing to the congestion of street traffic. Because of the excessive but coverage and the lack of front, side end rear yards in the area, very little vegetation exists. Designation of Hancock -York HIP as a Slvn and Blighted area The Hancock -York NIP area contains a predominance of buildings or improvements which, by reason of dilapidation, deterioration, age, obsolescence and eesessive lot coverage make inadequate provision for ventilation, light, air, sanitation and open spaces and endanger the lose of life and property by fire and other causes. The conditions of overcrowding and substandard housing are conducive to ill health, transmission of disease, and crime and aredetrimental to the public health, safety and welfare of the community as a whole. Street systems new inndeauate and dangerous and do not adequately provide for proper redevelopment of the area. Immediate renewal treatment is necessary to eliminate the existing blight and to restore the area as vital part of the City. Page 3 .1ma ns _W The elimination of svbstaMard buildings and structures which have a significant envimnnwtal blighting influence. The conservation and rehabilitation of those buildings Mich are in conformance with the Hancock -York Redevelopment Plan and which are eco- ncadcally 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 con estionn odors, vibration, noise, glare, smoke, dust, end other hazards to health and safoty. The creation oI open space areas which aze appropriately located and sufficient in sive to satisfy the recreational needs and demands of area residents. B. CFapfi MTGR OBJMMUS - RgBIREB n To exclude non-resddextdal uses from areae which are considered appropriate for residential was only. _ To provide each residential neighborhood with buffers to was which may be incompatible. To design the interior circulation system of each residential neighbor- hood so as to diswu age penetration of through traffic. To design each residential neighborhood so that pedestrians have access to all parts of the neighborwcd and to nearby neighborhood shopping areas, open spaces, ad institutions. To provide each residential neigbborhood with usable interior open space for the enjoyment and safety of all age groups. To prvvl.da vehicular parking soaces adequate to meet demads for each dwelling wit and to make such parking sites conveniently accessible to the dwelling served. To provide for converiant and landscaped pedestrian access mutes between dwellings and vehicular parkirg areas. To deli® parking areas which aro aesthetically pleasing to 0a034 large masses of hand surface paving where possible. Page 4 To design bdldings so as to offer a sense of scalep avoiding; the monotmy of one size, shape, or bulk. To design buildings so as to fit the topography of the site making maximum We of potential views. To provide a mixture of housing types - preferably using 10w rise garden apartments and townhouses. C. Cd.TnERAL D 121 OBJECTIVES - NON-RESIDENTIAL To ensure adequate screening when such uses are adjacent to residential areas. To provide safe' easy And convenient ingress and egress pointe from all parking lots and/or loading facilities. To ensure that the architectural appearance of agvv new building is complemmtary in its relatiomehip to the surrounding residential urea. To provide for all lighting to be directed into the property served by such lighting so that no dlbanInation or glare will be produced on adjacent structures, streets or lots occnapied by residentials instdtvtienal or public use. To require that otnerever outdoor display or storage of goods are Permitted,. such display or storage shall have the acme setbacks as provided for all off-street parking cress. D. SOCIAL AND MMOMIC OBJECTIVES To provide adequate land areas for the development of housing to insure a variety of sizes for all income and age groups. To encourage and provide lend for the development of housing wbioh satisfies Community Development established goals. To provide adequate public facilities in order to ensure the main- tenance of a viable And attractive neighborhood. 17. LAND USE PLAN A. INTRODUCTION Me Lead Use Plan for the Hancock York NDP area is intended to be bread in scope in order to provide the flexibility necessary to direct the - redevelopment of the area do the years Ahead. As the guide for the aroma redevelopment, the Land Use Plan designates specific areas Which are best suited for residential, commercial, industrial and public opm apace uses. Decisions relative to the Amount and distribution of these various types of land uses have been determined by analysis of past growth and a somd and logical estimate of reads Wrich must be fulfilled in sccommedatdng future growth and redevelopment. This Lend Use Plan WkOh We been %NeValbped to be consistent with the City's Comprehensive Plan is further described in Exhibit C^. Page 5 E. HES1 IAL LAND USES Residential uses In the project area are to be broken down into three categories with danaity as the primary, criterion of differentiation. Since the project area will require basically two types of remedial activities, clearance and rehabilitation, residential land use regulations most be developed which recognize the differences inherent in these types of activities. Therefore, that portion of the project Mich will undergo rehabilitation must be capable of accommodating new growth as well as revitalizing existing development. Clearance areas pose fewer problems along these lines because the conflict between old and new uses will not exist. With these differences in mind, the following residential land use paraneters are established for the Hancock York NDP. 1. Medium Density 1 Permitted uses are one family, two family or multiple family dwelling, provided that there shall be a mivmum of 6,000 sq, ft, of lot area for the first 3 dwelling units. Additional units above this number shall require additional lot area is accordance with appropriate zoning regulations. 2. Medium Density 2 Permitted uses are multi—family dwellings including but not limited to, apartments arta towwouses, provided however that the maximum density shall not exceed 25 dwelling units Per ease r shall W building exceed a height limit of 6o feet, ro shell there be less than 1940 sq. ft. of lard area provided for each dwelling wit. 3. Hiah Density Permitted wee are apartment dwellings with a maximum density not to exceed W wits per core, and a minimum area per dwelling wit of 1090 sq. ft. High density land uses shall be limited to that area boarded by Essex, York, Pine, and Hancock Streets. C. CONNL"EERCIAL LAND USES 1. Neistborhood Coamercial Permitted uses are convenience retail and local service uses, whose a and Character are intended to primarily serve th local neighborhood. Examples of these uses are food stores, variety stores, drug states, laundromats, laundry and dry cleaving, pick—up stations, beauty and barber shops, etc. No business establishment shall occupy, an area fn excess of 2,000 sq. ft. of gross floor area. Professional offices may be permitted upon the granting of a special exceptdw. Page 6 2. General Covmercial Retail and service Wes serving the lazger community. Examples of such was include restaurants, banks: offices: commercial service establistunents, etc. The gross floor area shall not exceed 1.0 tines the gross lot area. D. INDUSTRIAL 1MD USES 1, Light LWuatry Permitted was are existing i Wtrles including rail trans- porting facilities and shoe manufacturing. No autdoor storage shall be peritted. The gross floor area shall not exceed, 1.5 times the gross lot area. E. CIVIC AND INSTITUTIONAL UM Civic ami institutional uses are permitted in order to accommodate existing Wes of this nature. These existing was include a Church, two synagogues, and a home for the aged. The gross floor area shall not exceed 1.0 times the groas lot area. F. PAW( AND OPEN SPACE USES Leen space uses shall be permitted to meet the recreational needs of project area inhabitants. These include open space, park or e reatian areas other than required yard areas or screening strip. These spm space uesmay remain private property or may be dedicated to the City of Bangorfor public recreational use. G. ACCESSORY USES It is recogrizad that certain ac sory uses which are incidental and subordinate to the principal use of the property We not only nacessary, but are m integral part of the padncdpal we. The following list represents examples of accessory uses to principal uses set forth in this Land Use Plan. 1. Residential Areas ee Nithin residential areas, the following uses may be considered ac sory uses: Corneas for storage of motor vehicles, pedestrian walkways, sad recreation 2. Commercial Areas e. Permitted accessory uses include lighting, sigas• lard- scaping, walling and sitting facilities, pedestrian plazas, end off-street parking aryl loading facilities that are custamerily incidental and subordinate to the principal permitted uses. Page 7 b, location. Location of all accessory was shall avoid, whe'possible, conflicts ,ith adjacent residential was. Every effort shall be made to minimize access points and care shall be taken in planing traffic circulation. " parking facility which may be located adjacent to a residential area shall be properly screened. Lighting shall be appropriate and properly utilized so as to avoid excesses, and shall be directed toward the facility and not toward adjacent properties. Pedestrian places shall be located so as not to conflict Ath vehicular and pedestrian traffic. 3. Industrial Areas a. Permitted accessory uses include lighting, landscaping, off-street parking and loading facilities ad such was that are customarily incidental arta subordinate to the principal permitted was, b. Intensity. The floor area ratio shall not exceed 1.5 sq. ft. of building floor area to each sq, ft. of lot area. c. location. Parking and loading facilities shall be located so as to have direct access ss to arterial streets, arcl shall d be properly seaward anlaMecaped. Sighting shall be appsepAutely and properly utilized so as w avoid excess and shall be directed toward the facility and but toward adjacent Property. k. Civic and Institutional a. 'Permitted 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. b. Intensity. Buildings shall not exceed a gross floor Ma as Lo times the gross lot area. C. Iocatiw. All parking areas shall have direct access to pun streets ad shall be coavetiently located to building served. Buildings should have direct access to Open space. 5. Public and Open Space a. Permitted accessory was imluie lighting, walking and seating facilities, recreational play equipment, land- scaping, fountains, sculptures and such uses as are customarily incidental and subordinate to the principal permitted uses. V" CI¢culATlaa PLN TIMPSOMIMM"I Planning for increased traffic safety and volumes involves structuring a street system capable of handling various types of traffic. In order to accomplIsh this objective, streets must be classified, designed and built in a manner which will facilitate the level of service required to expedite the movement of local an well as through traffic. Thus a culation system which is capable of satisfying these demands most ultimately require streets of various right-sf- and pavement nddths. The importance end differerces in street function within this system will determine the anent of right -o4 -way and paveaent width to insure good traffic circulation. A good circulation system, therefore, requires a complete integration of Both high and Sow volume roalwaya. Consistent with the City's Comprehensive Plan the follo;dng types of streets ars designated to serve the project 1. Arterial streets A major street or highway which provides direct movement to all parts of the City. Such streets are intended as prime traffic carriers within the Gity and into neighboring mudci- polities. ,Both State Street and Hancock -Washington Streets are designated 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 purpose is to Collect traffic from local streets and distribute it to major carriers. York Street is designated as a collector street. 3. local Streets A local street is intended primarily for providing direct access to resdderces or ether abutting property. To serve this fnnction in an efficient and safe mercer, local streets should not be designed to carry high speed or high traffic volumes, and it is preferable that they be short in length. Boyd, Newbury, Pine, Essex, Adams, Brown, and State Street Lane and other streets as may be established are, designated as local streets. Page 9 A. STMT IEFRWId@HT8 In order to provide the level of service necessary to ens - interrupted traffic flow: ani to provide for the safety and convenience Of project inhabitants and the general poblic, the following street improvements will be performed in the project area. 1. Arterial Streets Since streets of this nature are intended to serve as thro- streets, their design must facilitate the movement of large wlwnes of traffic. To do this in an efficient manner arterial streets most have minimum right-of�wry widths of SO feet. Instances Mere one-way streets are used, the roadway will have a minimum of three lanes with a 60 foot right-of-way width. Lord will be reserved for the possible future widening of leashington and Hancock Streets as iMdcated on the attached Public Improvements Hap. The balance of the arterial streets meetsthese 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 -waw traffic will have a minvmmm 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 5 feet. All collector streets within the project area meet these criteria. 3. Intel Streets }peal streets provide access prfinerily to abutting properties. A minimum right^oi_way width to provide such access shall be 50 feet. Culrde-sac streets shall not exceed 4M feat in langth. Dead and streets without cul-de-sacs or turn- arounds shall be prohibited, and where possible through traffic on local streets shall be discouraged. B. DIECOHTINCED STREETS Existing streets within the Hancock York project area whish do not significantly contributeto, or may be a hindrance to a sound and safe circulation system, shall be discontinued. Existing streets which fall into this category are as follows: Page 10 Street Location St. Michaels Court Entire Length Patrick From York to Hancock Carr From York to Hancock Hazel From York to Hancock Nut From Hazel to Boyd Frazier Satire Length Gridley Entire Length All development shall comply with regulations concerting parks end resseation areae as may exfat in the ordinances of the City of Bangor izmluding but not limited to, those related to Zoning and Subdivision development. D. SANITARY AND STORM SEMRS Storm and sanitary a An be installed as necessary to adequately serve the SIR area. Such sermrs All be installed separately whenever possible. VII. LAND USE PIAN IMPLEMENTATICU The first steps which must be taken in the implementation of the LaM Has Plan is its adoption as part of the Community Development Program by the City Coumil. once adopted, the Plan will become a useful and working document to guide future decisions and effectively control develop— ment in a manner consistent with community needs and goals. In terms of immediate and perhaps measurable results, the zoning ordinance An become one of the most effective tools for plan imple— mentation. The overall results achieved through the zoning ordinance All be to .guide redevelopment toward a predetermined concept of reuse. Along these lines) the following have been developed in order to implement the Hancock -York Land Use Plan, A. NORTHERN PORTION OF PROJECT AREA In the area bow Wed by York, Pine, State anal Newbury Streets, the projected action is rehabilitation and spot clearance, Since the majority of the area is presently zoned R-5 residential, only a few changes are necessary to accommodate this type of remedied. action. As can be noted from EXHIBIT 'IV', the majority of such changed All involve Civic & Institutional zoning. Page 11 B. SOUIHEEN PORTION OF PROJECT AREA The area bounded by Pine, York, Newbury and Hamack Streets is slated for clearance. In order to successfully achieve the flexibility necessary in carrying out a redevelopment project, a how coning district may be added to the seeing ordinance. The new rune would be knows as "Planned Residential Developeeat", or PND zone and would provide additional flexibility for redevelopment. However, redevelopment also may be feasible within existing zoning regulation. VIII. PRCGRAH ACTIVITIES Principle activities to be uudertakan in the NBP erred will be property rehabilitation, acquisition, clearance, od redevelopment. A. REHABILITATION Property rehabilitation will be encouraged in that area of the NOP bounied by Pine, York, Newbury, and State Streets. Properties will be permitted to remain if such properties meet all minimum code standards of the City of Bangor, or if such properties can be rehabilitated in such a manes es to meet all minimum code standards, provided such properties can also satisfy the following conditions: 1. That rehabilitation is econauieally and physically feasible. 2. That the structure and land see allowed to remain is compatible with the overall Land Use Plana 3. Mat local lend use regulations are sufficient to protect the subject rehabilitation property. A structural survey sball be made and a list of required repairs completed and delivered to the property owner. B. ACQUISITION AND REHABILITATION The City of Bangor may acquire property which has been judged to be capable of rehabilitation under the following cotlition: 1. If the owner refuses to bring property up to mird:mw code stodards, the City may acquire the property. Upon acquisition of the property, the. City may, at its option, clear said parcel for redevelopmaR, rehabilitate the buildings in order to con- form — form with vdwvav code standards ami than sell the property, or dispose of said parcel without making any, improvements thereon, but ewditioning such disposition upon the new oganer's compliance with the pertinent and appropriate pro— visions, regulations, controls ad restrictions of the Redevelopment including the property rehabilitation pro— vision. Page 12 2. The City of Bangor may acquire a selected typical pareel through normal negotiation procedures to be used as a rehabil— itation demonstration structure as as a project site office. 3. The City may acquire for restoratioM ProPerties designated historically or architeetsrally significant if the owner refuses to rehabilitate them in accordance with Provisions of the Redevelopment. 4. Properties acquired for the reasons set forth in 2 or 3 shove (2) demonstration structure: or (3) histone preservation: shall either: a. Be rehabilitated with project funds and then be placed on the open market subject to the pertinent and appro— priate provisions: regulations: controlar and restrictions of the Redevelopment Plan; or b. Be placed on the open market in its present condition with a binding agreement that the -purchesera will bring the property up to minfemm code standards before occupy or withiis a specified Period of time. C. AC=SPf CN AND CtEAAANCE Properties to be acquired and cleared in the Hancock York NDP ere so designated on E%H= "B" propdmty gboga sitian flaps The properties designated for clearance and acquisition have been so designated to achieve the following: 1. Remove blighted and slum properties and ares. 2. Remove the blighting influence such structures and/or sees have on the remaining portions of the project area. 3. Provide laid necessary for needed public improvements and/or facilities. 4. Provide for a logical planned redevelopment of the Brea by removal of impediments to laid disposition for re— development. 5. nems" uses incompatible with the Land Use Plan and for surrounding uses. Page 13 U. LAND DISPC6TTION PIAN Lenin and property acquired by the City pursuant to the Hancock— York Redevelopment Plan shall only be disposed of in accoiance with the Land Disposition Plan to be adopted by the City Council. Atop la:tl 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 Hancock—York Neighborhood Development Project, The Disposition Plan may include: L lend Use Designation 2. Stands is 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 %. Design Review Procedures 8. Duration of Controls 9. Provisions Necessary to Meet State and meal Requirements This Redevelopment Plan referred to as the Hancock—York NDP Redevelopment Plan may be modified or amemd d at any time by the City Council. Page 14