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2023-05-22 23-156 Ordinance
23-156 05/22/2023 ��� ���,�� CITY COUNCIL ACTION ���' °�� Council Meeting Date: May 22, 2023 r�,,� Item No: 23-156 , ���r �1� ����;� �`�� � �.�� Responsible Dept: Planning �`�°������^���� Action Requested: Ordinance Map/Lot: n/a :.�..� Title, Ordinance Amending Chapter 165, Land Development Code, by adding multi-family detached dwellings and mixed commercial-residential uses as permitted by right in the S&PS and GC&S zones. Summary This Ordinance will amend Chapter 165, Land Development Code, by adding multi-family detached dwellings and mixed commercial-residential uses as permitted by right in the S&PS (Shopping & Personal Service) and GC&S (General Commercial & Service) zones. At present, multi-family detached dwellings are not allowed in the 5&PS and GC&S zones and mixed commercial-residential is a conditional use, which requires additional review by the Planning Board, and which limits the residential portion of the use to the density limits found in the URD-2 (Urban Residence 2) District. This change would allow for high density housing in these commercial zones and would reduce barriers to redevelopment of underutilized lots in these zones. Committee Action Committee: Planning Board Meeting Date: June 6, 2023 Action: For: Against: Staff Comments &Approvals /1/5'��,� �`�`� � _ � ��� City Manager City Solicitor Finance Director Introduced for: First Reading and Referral 23-156 05/22/2023 ���� ,���� CITY COUNCIL ORDINANCE ��� �� °��'��� �'° Date: May 22, 2023 d�� r �� ����� "� ����'"� ��.� Assigned to Councilor: Schaefer � � ����"ai���,�''� ORDINANCE, Amending Chapter 165, Land Development Code, by adding multi-family detached dwellings and mixed commercial-residential uses as permitted by right in the S&PS and GC&S zones. WHEREAS, at present, multi-family detached dwellings are not allowed in the S&PS and GC&S zones and mixed commercial-residential is a conditional use with the residential portion being limited to the density limits in the URD-2 District. WHEREAS, this change would allow for high density housing and reduce barriers to redevelopment in these zones, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF BANGOR AS FOLLOWS, THAT Chapter 165 of the Code of the City of Bangor is amended as follows: § 165-101 Shopping and Personal Service District (S&PS). C. Permitted uses. The following uses are permitted in this district: 18 Multi-family detached dwellings, provided that the lot does not have frontage on Hammond Street or Union Street (19) A mixed residential and commercial use, provided that: (a� The commercial activity is a use permitted in this Subsection C, except that marijuana stores would not be permitted (bl The lot does not have frontage on Hammond Street or Union Street 20 Accessory uses on the same lot and customarily incidental and subordinate to the above uses and any use approved under Subsection D below. D. Conditional uses. Subject to Planning Board approval under the provisions of § 165-9, the following uses may be permitted in this district: (9) A mixed residential and commercial use if the lot has frontage on Union Street, provided that the commercial activity is a use permitted in Subsection C above, except that marijuana stores would not be permitted , f'..� � ..�.-1.,..�:-.I � ..��.. ��.. �1... I ID11 'l 11�..���..� /..\ /r].............a\ �—i �''---' ---'i 1T7� 13 Multi-family detached dwellings if the lot has frontage on Union Street 23-156 05/22/2023 § 165-102 General Commercial and Service District (GC&S). D. Conditional uses. Subject to Planning Board approval under the provisions of § 165-9, the following uses may be permitted in this district: (11) A mixed residential and commercial use if the lot has frontage on Union Street, provided that the commercial activity is a use permitted in � 165-101.C, except that marijuana stores would not be permitted 12 Multi-family detached dwellings if the lot has frontage on Union Street 23-156 MAY 22, 2023 LAND DEVELOPMENT 165 Attachment 3 City of Bangor Schedule B Developing Area Article XIV, §§ 165-99 through 165-103.1 Minimwn Minimwn Minimwn Minimwn Masimwn Masimwn Masimwn Masimwn Maximwn Maximwn Minimwn Minimwn Minimwn Lot Area Front Side Yard Rear Yard Dwelling Dwelling Height Lot Floor Area Impervious Open Lot Width Buffer Zoning Districts (square feet) Yard Depth Depth Units per Units per (feet) Coverage Ratio Surface Space (feet) Yard Type Depth (feet) (feet) Acre Building Ratio (feet) Shopping and Personal Service (S&PS) Permitted uses,excevt 10,000 20 10 10;25 N/A N/A 40 30% 0.6 0.7 N/A 100 N/A abutting residential district Multi-family detached 8 20 20 20 N/A N/A 60 30% 1 0.6 N/A 100 9 dwellines Mixed residential and 8 20 20 20 N/A N/A 60 30% 1 0.7 N/A 100 9 commercial use Conditional uses Mixed residential and 8 20 20 20 N/A N/A 60 30% 1 0.7 N/A 100 9 commercial use if the lot '��=r'�'� 49 �9 �5 49 &6 6A9-sqxar� � has frontage on Union --�:-:--��,--�,�' �� Street a�ea€e� a"�� "�.`���s lltll� �� Multi-family detached 8 20 20 20 N/A N/A 60 30% 1 0.6 N/A 100 9 dwellings,if the lot has frontage on Union Street General Commercial& Service(GC&S) Any permitted use in the 10,000 40 10 25 N/A N/A 40 35% 0.6 0.75 N/A 100 N/A S&PS District(§165-1O1C), excevt 165 Attachment 2:1 02-oi-Zoi9 23-156 MAY 22, 2023 Multi-family detached 8 30 20 20 N/A N/A 60 30% 1 0_6 N/A 100 9 dwellines Mixed residential and 8 30 20 20 N/A N/A 60 30% 1 0.7 N/A 100 9 commercial use Conditional uses Mixed residential and 8 30 20 20 N/A N/A 60 30% 1 0.7 N/A 100 9 commercial use if the lot has frontage on Union Street Multi-family detached 8 30 20 20 N/A N/A 60 30% 1 0_6 N/A 100 9 dwellings if the lot has frontage on Union Street NOTES: $For the first two dwelling units. 10.000 square fee�plus 250 square feet for each additional dwelling unit. 9Tvve E buffer along the front,a�rd Type B along the side and rear.� 165 Attachment 2:2 02-oi-Zoi9 �;i -; � 23-1 S6 ' � � Zo n i n g M a p - �AY 22,2023 J1 �f;,,/ �� Map-Lot R68 008 � � � ��P%�l", ll�����/i% � �,;,, . � � � /�i�%%�i,rr ��w ����ir��/ �� Y, m'�'A�n� ,, m� i� ����� �„ � � / �������%, �f��� �� ,� I����I���� ����%,'%ay�� � I����I���� „�� ,;`�� �"� � � � � �, i�i�%���'j�i%;%, ��'� :�� �,N� I/, � , �� „///�,,,, rU�1�f/r�i, � �:..... 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,o ���� �/�;�%, :,, %% !�oi,i; ///,/�ii i i!�ip i!! io lI%/ //� � .c,, ,,, ,,,�, �, �,,;,,, %% .., r, ,,,., ,,, „� ;, i ., „ , ��� i,,,,;i�,rir, ,:, ` ,ir, „/ ,�/// ,,,�,/ ,i/i / , ^,�;�:1,,,,>c, �.,'�.,,,%„' ,�,"„' �'�'J✓'i%�� :.r„',,; r�, �;�„ ,,, :.,�f�, :�/� f'i )I�, /i. i// �i/2%/��,%� /!�i�,;,�i .�,i,,, /, /� ,��� i, l�ili, :./,> '�;ei�,. 23-156 � w MAY 22,2023 � <<�� ' ����U� IT'� �- E��C�I��.�h I � . .. � f �3�V�E L,�[l'� � I"�T � _� ��T� �� 8..�.N�+�R �r�,aNuvlr�� arvrsrc�� Memorandum To: Honorable Bangor City Council Deb Laurie, City Manager From: Anne Krieg AICP, Director of Community & Economic Development Date: June 7, 2023 CC: Courtney O'Donnell, Assistant City Manager David Szewczyk, City Solicitor Re: Planning Board Recommendation June 6, 2023 Amending Chapter 165, Land Development Code, by adding multi-family detached dwellings and mixed commercial-residential uses as permitted by right in the S&PS (Shopping & Personal Service) and GC&S (General Commercial & Service) zones Please accept this memorandum as the recommendation from the Planning Board for the noted item. The Planning Board considered this item in a posted and noticed public hearing on June 6, 2023. The meeting was conducted in the Council Chambers at City Hall and on Zoom. Members in attendance in the Chambers were the Chair, Reese Perkins, Vice Chair Ted Brush, and Members Ken Huhn, Don Meagher, Trish Hayes, Mike Bazinet, and Jonathan Boucher. Planning Analyst Collette described the intent of the amendment and the major changes. From the staff inemo: A. The proposed language lists multi-family dwellings and mixed commercial residential uses as permitted by right in S&PS, provided they are on a major arterial street, except for Hammond Street and Union Street. These uses are listed as conditional uses if located on Union Street. By not listing these uses as permitted or conditional on Hammond Street, these uses would not be allowed there. These exceptions were made due to the industrial nature of development on outer Hammond Street and in pockets along Union Street. B. Since GC&S permits by right any uses that are also permitted by right in S&PS, it wasn't necessary to explicitly list these uses in the permitted section of that zone. Additionally, for the mixed commercial residential use listings, the language allows the commercial activity to include any use that's permitted by right in S&PS except for marijuana stores. 73 HARLOW STREET,BANGOR,ME 04401 TELEPHONE: (207)992-4280 FAX: (207)945-4447 WWW.BANGORMAINE.GOV 23-156 MAY 22,2023 CITY OF BANGOR PLANNING DIVISION PLANNING BOARD RECOMIv�NDATION TO CITY COUNCIL Adding Multifamily to Commercial Districts C. The table of dimensional controls in your packets show most of the controls for these uses matching those of other uses in their respective zones (e.g. setbacks, lot coverage and width, impervious surface ratio). A few notable differences though are that the height limit is increased to 60 feet to allow for up to 5 stories, the floor area ratio is increased (which allows for more total square footage in a building, allowing for more units in a building), and the lot area starts out at a minimum of 10,000 square feet, but increases by 250 feet for each dwelling unit, similar to the Multifamily and Service District. Additionally, unlike most other permitted uses in these zones, these two uses would require vegetative buffers along the lot lines. Clarifying questions were vetted from Board members. Member Huhn made a motion to recommend to the City Council that the text change ought to pass. Member Brush seconded the motion. The motion passed 7:0. amk Page 2 � 2 IN CITY COUNCIL MAY 22, 2023 COrd 23-156 First Reading and Referral to Planning Board Meeting of June 6, 2023 �����:,w�,��° '" .�� ��°,„�,��"���,°��*°.������ �� CITY CLERK IN CITY COUNCIL JUNE 12, 2023 COrd 23-156 Motion made and seconded for Passage Vote: 9 —0 Councilors Voting Yes: Davitt, Hawes, Leonard, Pelletier, Schaefer, Sprague, Tremble, Yacoubagha, Fournier Councilors Voting No: None Passed ���.�` � M,�� �������w������ � �s� CITY CLERK