HomeMy WebLinkAbout2012-07-09 12-239 ORDINANCECOUNCIL ACTION
Item No. 12-239
Date: July 9, 2012
Item/Subject Amending Land Development Code — Contract Zone Change — 331 Hammond
Street from Urban Residence 2 District and Government and Institutional Service District to
Contract Multi -Family and Service District
Responsible Department: Planning Division
Commentary:
For Referral to Planning Board Meeting of Tuesday, July 17, 2012 at 7:00 P.M.
The applicant, John Karnes, is requesting a contract zone change for a 21,655 sq. ft. parcel of
land located at 331 Hammond Street from Urban Residence 2 District and Government and
Institutional Service District to Contract Multi -Family and Service District. This is the site of the
former "Old Commons" building located on the former Bangor Seminary Campus. The contract
provisions will limit the redevelopment of the property to a maximum of six dwelling units; a
maximum of 900 square feet of office space and require that a binding agreement be
maintained to meet off-street parking requirements for the land uses on the parcel.
/s/ Rosie Vanadestine
Interim Dept. Head
Manager's Comments:
If - -.011-ow
Associated Information:
Budget Approval:
Finance Director
Legal Approval:
Introduced for
Passage
X First Reading Page 1 of 1
X Referral to Planning Board Meeting of July 17, 2012 7:00 p.m.
12-239
JULY 9, 2012
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Assigned to Councilor Gratwick
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CITY OF BANGOR
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(TITLE.) Ordinance, Amending Land Development Code — Contract Zone Change — 331 Hammond
Street from Urban Residence 2 District and Government and Institutional Service District to Contract
Multi -Family and Service District
Be it ordained by the City of Bangor, as follows:
THAT the zoning boundary lines as established by the Zoning Map of the City of Bangor dated October
28, 1991, as amended, be hereby further amended as follows:
By changing a parcel of land located at 331 Hammond Street (Tax Map No. 33, Parcel No. 14H) from
Urban Residence 2 District and Government and Institutional Service District to Contract Multi -Family
and Service District. Said parcel of land containing approximately 21,655 sq. ft. and being more
particularly indicated on the map attached hereto and made a part hereof.
PROVIDED, HOWEVER THAT, in addition to the mandatory conditions imposed by Chapter 165-7 of the
Ordinances of the City of Bangor, said change of zone is granted subject to the following conditions:
1. The use and/or operation of the subject premises shall be subject to the following
limitations and/or restrictions:
A. Subject property shall be limited to one principal building not to exceed six dwelling
units.
B. The building shall be allowed a maximum of 900 square feet of professional office
space.
C. The property shall maintain a binding agreement with the owners or assigns of Bangor
Masonic Foundation to meet the off-street parking requirements for land uses on this parcel.
2. Execution by those parties with an interest in the affected property of an agreement
providing for the implementation and enforcement of all the terms and conditions set forth above and
the recording of said executed agreement in the Penobscot County Registry of Deeds by the property
owner, a copy of said agreement being on file in the office of the City Clerk and incorporated herein by
reference. In the event that said agreement is not so executed within ninety (90) days from the date
of passage hereof, this Ordinance shall become null and void.
12-239 2
July 9, 2012
Planning Officer Gould noted that as a home occupation (a dwelling unit where a
person resided) could be permitted by the Code Office provided it met the applicable
criteria. In this instance, the Multi -family and Service District will allow office use as a
Conditional Use and the proposed contract limits that space to 900 square feet. The
provision does not require the operator to reside on the premise. Mr. Gould further
noted the subdivision plan of the Seminary Campus, of which Mr. Karnes' lot is a part
of, has specific conditions as to the shared use of the parking to meet the needs of the
developments on the campus. Again, to date the arrangement has worked out very
well. At the time that Mr. Karnes seeks to add office use he will need to return and we
will have to review the supply and demand for parking in that application the same as
was done in the redevelopment of Maine Hall.
The Planning Board voted unanimously in favor of recommending that the City
Council adopt the proposed Contract Zone Change request contained in C.O. # 12-239,
331 Hammond Street, John Karnes, III.
IN CITY COUNCIL
JULY 9, 2012
FIRST READING AND REFERRAL -TO
PLANNING BOARD ON JULY 17, 2012
AT 7:00 P.M.
CITY CLERK
(TITLE,)
IN CITY COUNCIL
July 23, 2012
Motion made and seconded for passage Assigned to Councilor
Councilor Hawes disclosed that she
managed property for the Bangor Masonic
Fraternity which had property in this
district
Motion made and seconded to declare no
conflict for Councilor Hawes
Vote: 8-0
Councilors Voting Yes: Baldacci, Blanchette,
Gallant, Gratwick, Longo, Hawes, Sprague, Weston
Councilors Voting No: None
Passed
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12-239
July 9, 2012
MEMORANDUM
DATE:
July 18, 2012
TO:
The Honorable City Council
FROM:
David G. Gould, Planning Officer
SUBJECT:
Amending Zoning Ordinance
331 Hammond Street — URD -2 and G&ISD to
Contract M&SD
Council Ordinance 12-239
Please be advised that the Planning Board at its meeting on July 17, 2012, held a
Public Hearing on the above Contract Zone Change request.
Mr. John Karnes indicated that he had recently purchased the Old Commons
building on the former Bangor Seminary Campus and was seeking to renovate some of
the space in the building for his use as professional office space.
There were no other proponents or any opponents to the rezoning request.
Planning Officer David Gould indicated that the sale of the Seminary property in
2007 forced the City to look at the Land Use Policy for that portion of the City that had
been in the Seminary's ownership for decades. The area extends from the edge of the
downtown core to some well established single-family neighborhoods. While there was
a good deal of discussion about commercial reuse, concerns of the available parking
and historic fabric called for a slow and thoughtful approach. Many of the structures
had been renovated into apartment units for housing for Seminary students. These
properties were suited to a low to moderate density district that would allow for rental
dwelling units. The large Maine Hall building was rezoned Contract Multi -family and
Service District to suit the redevelopment needs of Community Housing of Maine
(CHOM) which used contract standards to regulate density, housing type, and parking.
The Moulton Library was acquired as a "last edition" repository. Finally the Masonic
Lodge acquired the bulk of the campus to replace their building which was lost by fire.
Mr. Gould noted that he has been very pleased with the success of the
redevelopment so far. The contract rezoning proposed by Mr. Karnes will allow the six
existing units to remain and provide the ability to use a portion of the building as office
space.
Ms William's did note that Mr. Karnes had appeared before the Historic
Preservation Commission and had received approval for numerous renovations of the
existing structure.
The Board asked questions about the office use and available parking at the site.