HomeMy WebLinkAbout1997-03-24 97-161 ORDINANCE9]-161
AvipiedWCouaeilm Tyler March 24, 1997
CITY OF BANGOR
RIttE) Amending Land Development code
rDin=m------- - -- ---- -- -- -- -- - —
311 Hammond Street_ ----
Be it ordaina by W Cit Coumif of Cit dBam or, u jdlome:
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 part of a parcel of land located at 311 Hammond
Street (Tax Map No. 33, Part of Parcel No. 14( from Government
and Institutional Service District to Multi -Family and Service
District District. Said part of a parcel containing
approximately .412 a and being more particularly indicated on
the map attached hereto and made a part hereof.
IN CITY COUNCIL
March 24, 1997
First Reading -
Referred to PlanningBoard
62,
I Y c"
IN CITY COUNCIL
April 14, 1997
Tabled until the first Council
Me¢Cing In JUafl1
J
CI ERR
IN CITY COUNCIL
May 28, 1997
Motion to Indefinitely Postpone
Motion Seconded
Indefinitely postponed
CLERK
9]-161
ORDINANCE
( TITLE, 1 Amending Land Development Code -
311 hamond street
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HAMMOND .ST
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9]-161
0 G&ISD TO M&SD
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TO: THE CITY COUNCIL AND DATE Mich 3 997
THE PLANNING BOARD OF BANGOR, MAINE: NO.
1. I(wP) BANGOR THEOLOGICAL SEMINARY
2. of nn uyiOM STaEex A 401 94 -6]81
Address City or Post Office Telephone
hereby petition to amend the Land Development Code of the City of
Bangor, Maine by reclassifying from c a ISD
district to the 0 e W, district for the
property outlined in red on the maps attached hereto, which are
part of this application, and described as follows:
3. ADDRESS OF PROPERTY (if any) 311 U21
Total Area (acres or square feet) .]usT NNaHa 1/2 a
4. PROPERTY LOCATION (General location): Example - South aside of
State Street 400 yards. East of Pine Street
about 200 feet out Hammond St fres the Junction Of Onion 6 Hammond Streets
5. LEGAL DESCRIPTION OF PROPERTY - Assessors Map No.3k3 Parcel 141
6. EXISTING USE: MULTI -FAMILY
]. PROPOSED USE: MULTI -FAMILY
8. NAME AND ADDRESS OF OWNER OF RECORD: Name sure as #1 S #2
Address
9. NAME AND ADDRESS OF CONTRACT OWNER (i£'such): n/
10. SIGNATURE OF OWNER OR CONTRACTR:S
Hueiness ul.I Bausor ary
11. REPRESENTATIVE OF APPLICANT: N e
(if applicable) ERA Dawson-araa£otd, Co. ealtore
Address 417 Nain st. Banaor 04401
12. ATTACH ANY CONDITIONS PROPOSED FOR A CONTRACT ZONE REQUEST.
RETURN
Annlicat'on fee Processing Advertising Total
Zone Change (1/2 acre or less) $305.75 $212.00* $51].]5
Zone Change (in excess of 1/2 acre) $489.00 $212.00* $701.00
Contract Zone Change $733.25 $265.00* $998.25
*Two Ads Required
PLEASE READ PROCESSING PROCEDURE ON REVERSE SIDE
Item -No. 2 Zone Change- 311 Hammond Street-BangorTheologicalSeminary -
C. O. # 97-161
A. General Desertion. Applicant requests a change from Government and
Institutional Service District to Multi -Family, and Service District for a parcel of
land just under 1/2 acre in area, which extends for the width of the block between
Union Street and Hammond Street west of the intersection of those two streets.
The parcel presently has a residential structure on ri which fronts on Hammond
Street. It is awned by the Theological Seminary and was zoned G &ISD along
with the contiguous campus of the Seminary extending westward from the
property line of this parcel The application indicates the existing use is'mull
family" and that the proposed use is "multifamily.°
B. Land Use and ZoningP�licv. The Citys land use policy for this area is for high
density residential and the implementing zoning policy far the high density
residential use of the area is for UR0.2 zoning. The "high density residential°
area extends from approximately this point on Hammond Street in -town and the
land use policy for the area farther out Hammond Street from this site is for "low
density residential." That is one of the reasons why Me zoning proposed for this
area is URD -2 rather than Multi -Family and Service (which is Me zoning policy
fuller in -town on Hammond Street from this site).
C. Urban Service . The site in question has a full range of urban services available
to it and, therefore, is within the Citys Primary Service Area.
D. Existing Conditions. The existing zoning in this area is Government and
Institutional Services within the Union Street and Hammond Street block on the
Seminary land, Multi -Family and Service zoning for two small parcels between
this parcel and the junction of Union Street and Hammond Street and URD -2
opposite this parcel on Union Street and opposite this parcel on Hammond
Street. The URD -2 areas contain a mixture of one, two, three and four family
dwellings for the most part. (There is one muni -family dwelling with ten units on
the opposite site of Hammond Street from this property. The property
immediately abutting the lot in question on the east side contains a large brick
building with 27 dwelling units in it and it is zoned Multi -Family and Service and
was zoned R-5 under the 1974 Ordinance.)
Under the 1991 revision to the Land Development Code several of the blocks in
the Union Street and Hammond Street area on either side of this parcel were
rezoned from R-5 to URD -2 in order to protect what was predominantly a single-
family area from overcrowding due to perversions to large numbers of ir lti-
family units.
E Decision Criteria. The basic test of airy zoning is its consistency with the City's
Comprehensive Plan. The Comprehensive Plan calls for URD -2 zoning in this
9I-161
area to implement the °high density residential' land use concept. The only
reason that the parcel abutting this lot to the east was not rezoned to URD -2 in
1991 was because of the fact that it histoncalty had been a multi -family structure
(the so-called! 'Lowder) with a large number of dwelling units and would have
been made nonconforming had it been changed. Also, because of the large
number of units, there could not be additional dwelling units added to the site.
Based on the City's zoning policy for this area, Staff would recommend that the
Planning Board deny the request to rezone this parcel to Multi -Family and
Service District. Obviously, had the request been for URD -2 zoning, Staff would
have recommended me zone change.