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Home My WebLink About2011-07-11 11-235 ORDINANCEDemise. 7 S Date: July 11, 2011 Item/Subject Ordinance, Amending Land Development Code—Zone Change— 63 SIMh Street from Urban Residence One District to Urban Residence Two District Responsible Department: Planning Division Commentary: In 2011, the CM acquired 63 Si dh Street under the Neighborhood Stabilization Program. The purpose of the purchase was to partner with Community Housing of Maine (CHOM ) for the development of four units of affordable housing. The building Is a 3,264 square foot, three story building that sits on a rh ave lot. The building has 14 rooms, including 7 bedrooms and 3 baths, and according to Assessing records, had at one time been a three unit building. The City's Cade office maintains that there have not been any approvals allowing more than one dwelling and that only one dwelling unit is legal. The building is much too large and net financially feasible to renovate for single family use under the Neighborhood! Stabilization Program. It is not financially feasible to renovate the property witless than four units. Rezoning the propertyW URD -2 would allow up to four units. The adjacent property, a former ire cream plant at 76 Pier Street, was rezoned to URD -2 in December 2010 to allow the appllcent, CHOM, to develop the property with 4 residential units. The property Is In a URD -1 mine allowing only one -family attached dwellings. Committee approval is requested for one Director of Community and Economic Development to Where a zone change request on 63 SI#h Street for consideration by the Planning Board and Cly Council, which will also provide the opportunity for neighborhood input. you should be advised that the Planning staff may not be fully supportive of this request. The rezoning of 76 Pier Street to URD -2 allowing higher density residential development was seen as a reasonable alternative and an opportunity M renovate or replace the non- conforming commercial building in a residential neighborhood. /sl Rodney G McKay Department Head Manager's Commerms: `Ayt,. 5 ber l r&q.b<,.w4'k` po Panec4 <SC&i Oty Ma2aijer Aesoclated Information: Ordinance finance Dlrectpr Legal Approval: ca o .solicitor Introduced for Passage X First Reading Page 1 of 1 X Referral to Planning Beam Meeting of Tuesday, July 19, 2011, 2:00 p.m. AS 235 }JSs Assigned to councilor - Weston July 11, 2011 zIt(1CITY OF BANGOR ;, (TITLE.)Ordmance,Amending Land Development Code —Zone Change- 63 Sixth Street from Urban Residence One District to Urban Residence Two District. Be it ordained by the City of Bangor, as fofA w 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 looted at 63 Sixth Street (Tax Map 23, Parcel No. 122) from Urban Residence One District to Urban Residence Two District. Said parcel containing approximately .48 acres and being more particularly indicated an the map attached hereto and made a part hereof. In CITY wwcn July, LI, 2011 Plant ading and Mineral to 9nRe Planning Board Meeting of July. 19.2011 at 1:00 p.m. p 11-235 OMOIHA9C8 CITY CLFHR ' {TRL9�1 Avevaivn Lavd nevelw®enIt Code 2ww Manga 63 Sixth Street Pam Orban Reeaaence IM CITY W MOILdiltreft to WAR Residence Iwo district July 25, 2011 Nation Made and Seconded to Paetpone Indefinitely ' Postponed Indefinitely dtMYaMroCauMlw�LA.nkrn-, /�M0 CITY C 66g MEMORANDUM DATE: June 20, 2011 TO: The Honorable City Council FROM: David G. Gould, Planning Officer SUBJECT: Amending Zoning Ordinance 63 Sixth Street - Council Ordinance 11-235 Please be advised that the Planning Board at its meeting on June 19, 2011, held a Public Hearing on the above zone change request. Mr. Rodney G. McKay, Director of Economic and Community Development, indicated that the City had acquired the property under the Neighborhood Stabilization Program (NSP). The federal program allowed communities to purchase properties that were foredosed on and rehabilitate mem and make them available to low to moderate income families. Mr. McKay noted that the structure at 63 Sixth Street was very large and on a large lot for the area. There was some concern that rehabilitating the existing large structure as a single-family home would be more costly than they could sell it for under the Program guidelines. Community Housing of Maine had expressed an interest in acquiring the property if it could be used as a four -unit structure. Mr. McKay noted while at some point the dwelling had created multiple units, no applicable permitting had been obtained. CHOM was Interested in creating four, one -bedroom units. Mr. McKay noted that they were aware that the Planning Staff had concerns with the proposed change. Mr. John Karnes, spoke in support of the zone change and for Community Housing of Maine (CHOM) for whom he would renovate the property. He noted similar projects that have been undertaken by CHOM in Bangor with very good results. He added that the Planning Office's existing uses should be checked as there may be more dwelling units on parcels in the neighborhood than represented in the Assessing data. Mr. Aaron Barnes, who resides at 26 Williams Street that abuts the Sixth Street property, spoke in opposition and indicated that he bought his house about two years ago. The single-family/duplex character of the neighborhood appealed t-0 him. He Is now concerned about multi -family creep in the neighborhood. When the former ice cream factory was rezoned he was not as concerned as it was to clean up the neighborhood, but this proposal extends multifamily housing closer to his single-family home. He indicated he would not be as opposed to two units. He encouraged the City to do more research into the viability of this property as a single- or two-family dwelling. Mr. Gary Saunders, who resides at 12 Williams fit, indicated that he purchased his home In 2006, and the decision was heavily influenced by the family - friendly atmosphere of the neighborhood and Its close proximity to schools. He Indicated that he is concerned about the "slow migration of rental units" In the neighborhood. If this continues he will begin to look for a new home for his family, in a nearby community, and he Is concerned that others will do the same, to the detriment of Bangor. He wondered about the eligible Income limits for potential buyers of the subject property, and also encouraged the City to further investigate its potential as a single-family residence. Mr. Allen Scarifier, a resident of 48 Sixth Street, sald he has been a resident since 1975.14e expressed his concerned about the types of people moving into the neighborhood as renters with absentee landlords. Mr. Steven Sinclair, a resident of 4 William Streets for 18 years, asked if this Is a plan for just this house or the whole block. He had questions about traffic in and out of this property with four units and a potential parking lot. He indicated that he took tare of the property after the previous owner passed away and he did not we how packing could ft on the property. Furthermore, he wanted to know how this change to add four housing units for the homeless will increase the value of his property. Planning Officer David Gould noted that the Comprehensive Plan Zoning Policy for this property was Low Density Residential and Urban Residence 1 District. The Planning Staff was supportive of the rezoning of the adjacent former ice cream plant as R was seen as an opportunity to remove the vacant/abandoned building from the neighborhood. Mr. Gould noted looking back almost 40 years through various Comprehensive Plans this block has always been identified as low density residential housing. Mr. Gould noted that it was a large structure and parcel and Staff would be happy to discuss redevelopment of the Pier Street parcel or some other option, but was concerned that extending URD -2 zoning without a sound basis would leave the City in an awkward poi ion relative to a subsequent request. The Planning Board members recommended that the City look at the property's viability as a single-family home or duplex. They found that a change to URD -2 was inconsistent With the Comprehensive Plan, adjacent zoning, and the existing development within the black. Planning Board voted none in favor and seven opposed to recommend that the City Council adopt the proposed rezoning at 63 Sixth Street from URD -1 to URD -2 as contained in C.O. I1-235. ]/InO 11 235 IPPLSATION hOR lAN I OPV LLOPMB*fl' CODE AND MAR AMENDMENT TO THECIIYCOUNCILAND DATE Iuna.L THE PLANNING BOARD OF BANGOR,MAINE: NO L EWE)City Ofean�n=_,_ 2. of 73 Molar, Street, fianaor-M 04401 92-0R4 (A d M K Address Chy or Pot Offer Telepllove hereby petition to aboard the Land Developma t Code of the Cry ofBungor, Maine byrechroifying from UK) I districitothe URD -R district for like property notinod in red on the matin attached hereto, whirl, aro putt of this application, and described as follows: 3, ADDRESS MERGEER Cfany 63 SixthStrew__ _ Totul Area(oaraSor Square@¢fl 48 acre i, 4. PROPERTY IAC.ANGN(General lreafru)Exompin- Sottdrsiderif ;r Siete Slmet ROyards. East of Pine Sdoo -- -- 5. LEGALDESCRRTIONOPPROPERT -Assessors Map Nb. 23 Parcel 122 6. EXISTING USE: Vacant __ Z PROPOSED USE: Foround ¢lure _ Y e- NAMEAND.4DDRPSS OF OWNER OF REC'ORP. Nume�Cry fBansnr _ _ [ Address 73flarlowSL. Rover MF 044D [. 9. NAMFAND ADDRESS OF CONTRACT OWNER (if such)_, i - 10. SIGNATUREOFOWNERORCANTRACTOWNER' IL REPRESEPLIATIVEOFARPLICAIrfENtunicHolG. MCMaY Greer (ifappl able) C3minurTW MF;enrmc Dosibiamea' Address._73 F!s '%T!" O%YO/Wtu 4ngy 12, K17ACH ANY CONDL'I'IONS PROPOSED FOR A CONTRACT PANE REQUEST. E PORM D KATE TO PLANNING DIVI'ION CIT1"HALT: DA GOR ME. Application fee Pmeeanlna Adverds'le Total Zone Chvtge(12 acre or less) $549.00 .$38400* S W1,00 Zane Charge (in exness of Webbed $898.W S384FO* 51,26200 Comrzrd Zode Change- 5wndaionsorless $131400 $499.00* $1,791,00 More than S conditions or 50 words ,$1,814.00,$49].00** $I'nbedeWrmined `Two Ads Required ** Advertising areas above this anaoont to be paid for by applicant PLEASE READ PROCESSING PROC InIURE ONREVERSE SIDE 1? ?35 HAMMOM sT E E T -2 rA61 M �t� R6 12 y "tsrl Q q v 9 O G$ISD URrrD-j> T U NORTH T t� MORD-1 TO URD=2