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HomeMy WebLinkAbout2007-12-19 Business and Economic Development Committee Minutes � � � BUSINESS AND ECONOMIC DEVELOPMENT COMMITt"EE December 19, 2007 � Minutes � Councilors: Greene, Palmer, Wheeler, Farrington, Hawes Staff: McKay, Barrett, Others: Jarvis, Marsh (Little Wood Island representatives) i 1. Shadley Associates - Proposal for Professional Services, Bangor Waterfront Park � — Phase I McKay said the area left to be developed is the waterfront park between the � railroad tracks and the new Hollywood Slots facility. Shadley and Associates have been hired to do the design concept plans, which have been completed, for the Phase 1 area from Railroad Street down to approximately the center of the M project area. Shadley's work is estimated at$151,500 based on an hourly rate. The Wright Pierce for the civil and electrical engineering portion would be $47,750 and $21,400 for soil science work with Pine and Swallow. The City Engineer will determine if soil science work is needed. The total not to exceed � amount is $219,670. McKay is looking for Committee approval to full Council to execute the agreement proposed by Shadley. D'Errico asked about funding sources. For the design work, McKay said there are two sources—one being � Community Development Block Grant and the other is the HUD Economic Development Initiative Grant received for waterfront development. The Phase 1 area needs to be improved prior to the Folk Festival because it needs additional � area as it is being forced out of the Exchange Street dance stage area. The vendor tents also need to be moved. A motion was made and seconded to move staff recommendation. The item will be moved to full Council for final �. action. 2. Proposal by Little Wood Island, LLC to Purchase City Waterfront Property—440- , 460 Main Street McKay said that Little Wood Island has purchased the former Gosselin properly � located at 440-469 Main Street and would like to redevelop it. Ed Marsh and Kregg Jarvais Of Little Wood Island, LLC, an afFliate of Atlantic National Trust, LLC of Portland were in attendance and seeing to acquire about 0.17 acres of r City land behind the property on the slope area. Staff has reviewed the proposed s� plans. McKay said that staff concern has been that the City be very cautious when disposing of waterFront property so as not to hamper the City's future � development. There are various setback issues in the area. � � _ _ __ � Kraig Jarvis and Ed Marsh addressed the committee indicating Little Wood Island � is looking to acquiring the 0.17 City acreage to add on to their currently owned .48 acres. The acreage is needed to accommodate a drive-through at the � property to build a Tim Horton's. They are proposing a retaining a retaining wall on the back of the parcel similar to what is being constructed by Hollywood Slots further down Main Street. Little Wood Island has received a letter of intent from � Tim Horton's for the site. The site is assessed at$500,062 and with proposed improvement it would reach close to $iM. It will create employment opportunities. Ed Marsh said that when they first looked at the site they did � meet with City staff. At that time, there was a slightly different design. In talking with staff, it was not acceptable and it has now been revised. Greene talked about the Realty Executive inquiry and how it differs from the � current proposal. McKay said their concept was to build a parking structure on stop of support columns extending back to the railroad property which stafF � didn't think was a good idea. If the Committee approves this idea, a development agreement would be needed specifying the terms and conditions. Also if approved, McKay suggested that Mr. Sleeper should be contacted about � joining onto the retaining wall. Palmer said this site is very close to the City's waterfront and talked about the � retaining wall. He spoke about the need for additional drawings showing elevations, etc. He is excited about the product but not certain how it fits into the overall theme of the waterfront. - Hawes said she would like staff's thoughts about the proposed development and � the City's master waterfront plan. McKay said he is concerned how this project might impact future development. Ring said it is a fairly small parcel. He � doesn't feel the proposal would interfere with the City's plans. As far as the type of the proposed development, he expressed concern that it is a high traffic � generator. It will require MDOT traffic permit. � D'Errico talked about the retaining wall. Is it concrete, could it be screened? Marsh said the Hollywood Slots one uses a new type of material. He wants to � make sure that it looks aesthetically pleasing. Landscaping could be used for some sort of screening. Marsh has looked at the retaining wall coming around and the point of it would be nicely landscaped. � Palmer said the retaining wall in a quiet area might be targeted for graffiti. Palmer also asked about signage that would blend in with the waterFront plans. � Marsh said the building style will no longer be brick but a building that would be more like the one on Broadway. He is certain that Horton's would most likely work with the City about the building and signage. Regarding graffiti, Marsh said � that if there is landscaping with bushes that are uncomfortable would discourage individuals from getting close to it. There will be no Horton's signage on the retaining wall. Ring spoke about the graffiti issue. Belfast has a retaining wall on � their waterfront that is covered with climbing vines. � � � � Wheeler spoke about the importance of relinquishing this parcel and could it prevent a more desirable component of waterfront development. McKay said it � is a general concern. In talking with Heitmann, McKay said there might be a concept of easements to relieve this concern. Heitmann said the City, in the past, has granted easements to developers on City property to meet setback � purposes. He spoke about the Erin, Inc. parking lot on Summer Street. If the land were to be conveyed for Horton's, the City could retain an easement for the purpose of ineeting setbacks. It means the land being conveyed could be � considered as part of a setback for Planning Board consideration. Wood Island could place a drive-thru through on this current site assuming it would fit and would receive site plan approval. A development agreement would contain � certain provisions and criteria. Barrett said the Council has design standards for the waterfront which are � binding on City owned property but advisory on non-City owned properly. Hawes said it seems that Wood Island is more than willing to work with the City. � Tonight the Committee is looking only at being willing to look at it and go ahead with a development agreement. Hawes said she would support moving forward with an agreement to look at the next step. � Palmer asked McKay to explain the conceptual plan in detail. McKay spoke but was not doing so into a microphone. Palmer said the idea of an easement as � opposed to conveyance of the land is much more attractive to him. Marsh asked if this was being looked at as a WaterFront District. Barrett said the underlying zoning for the Little Woods parcel is Urban Service District. McKay � said the City land is zoned Waterfront Development District and would have to be rezoned as part of this development. Wheeler said if this should be integrated into the waterfront development concept, the City still has to deal � with the issue that the majority of this property is already privately owned. He further asked if the City could take this property by eminent domain. Heitmann said yes if it met the requirements for eminent domain. Barrett said that � everyone in the WaterFront Development District has been asked to voluntarily try to comply with those characteristics of the design criteria adopted by the City. � Councilor Farrington joined the meeting. Palmer said that it is his interest to keep the proposed development friendly with � the City's plans. Responding to D'Errico, the area is land but it is an area occupied by the slope. � A motion was made and seconded to move staff s recommendation to full Council. � 3. Executive Session - Economic Development— Discuss Negotiations for Disposition of Property (Agenda Item 2) - M.R.S.A. § 405(6)(C) � � � A motion was made and seconded to move into executive session. Following the � Executive Session the Committee took no action other than directing staff to continue negotiations with Little Wood Island. � 4. Review of Bangor Water�ront Master Plan — Front Street McKay said there are three development sites along Front Street and provided � detail and background (McKay stepped away from the mic—couldn't hear). McKay returned to the microphone. As the City's representative to facilitate � development in that area, he urged the Committee to come up with a policy for staff to follow for development plans. (He again stepped away from the microphone). � McKay reviewed the footprints of the three sites. In development agreements, the City has always stated that the first floor uses would need to be uses open to � the public such as restaurant, museums. The zoning ordinance is a little more liberal because the City owns the properly and can dictate uses. On the upper levels, any use allowed under the zoning ordinance for the waterfront district is � allowable. Buildings along the Front Street waterfront have always been in the plan. McKay's viewpoint has always been to have buildings and public activity along the waterfront but realizes there is a concern about open space and a park � of almost 12 acres proposed from Railroad Street down towards Hollywood Slots. Palmer said he agrees with public access but is opposed to fences/screening. It is a valuable piece of property and it needs to have upscale attractions that can � sustain itself. Hawes said that any development proposal will need to be looked at on a case � by case basis. She feels that McKay has a good handle on what the Council is looking for at this area and doesn't know how it can be further refined. Wheeler spoke about the plan prepared in 1997 by John Frawley. One of the � ideas was a lumberman's museum. Wheeler said the entertainment center element needs to be seriously considered by the City. Meetings and conventions � are a big source of dollars for Bangor and it needs to be considered for the waterfront area. It would, however, take away the open space. He spoke about the mistakes made by the City of Savannah where it became a retail/restaurant/ � souvenir/boutique area. Bangor's waterfront needs to become a significant destination point. The City can't afFord not to think way ahead of itself. Farrington said he hopes the City takes advantage of the uniqueness of � Penobscot and try to attract businesses that will lend itself to what the river has historically done for Bangor such as shipping, logging. He also said that � downtown needs to be built up and surround the waterfront. A motion was made and seconded to adjourn. � � �