Bangor planning board recommends allowing private schools, training and recreation on major arterials in rural zone

The City of Bangor Planning Board on Sept. 2 voted 6-1 to recommend that the City Council amend the land development code to permit private schools, training facilities and recreational uses as conditional uses only on major arterials in the Rural, Residential and Agricultural (RNA) district.

The recommendation matters because it would change where nonresidential uses can locate in a district the city describes as primarily rural and residential, and it was prompted by interest from a potential applicant, Versant, that owns property on Union Street in the RNA district. If the council approves the change, future individual projects would still require conditional-use review by the planning board and additional public notice to nearby property owners.

Director of Development Anne Krieg told the board the proposal is governed by state statute and by the city's 2022 comprehensive plan. Krieg said, "The state statute governs the way, municipalities in the state of Maine, review and act upon, zoning changes or in this case, land development code changes." She explained the amendment would add the three uses but limit them to major arterials and require planning-board conditional-use review so the board can scrutinize site suitability, traffic and scale.

Krieg listed the city's major arterials that would be relevant for the RNA district: Broadway, Hammond, Hogan Road, Main Street, Odlin, State Street, Stillwater and Union Street; she said Broadway, Stillwater and Union currently have RNA-zoned parcels. She described conditional-use review as a higher level of scrutiny that lets the planning board consider whether "Is this actually a good location for this use?" and look at parking, stormwater, scale and traffic.

Board members asked questions about how the change would affect property values and whether the RNA district already contains commercial uses. Alternate Justin Cartier asked why private schools and recreational uses were included alongside training facilities; Krieg said staff bundled the companion uses because a training facility often has educational or recreational components. Member Ted Brush voiced concern about adding commercial recreational facilities to the RNA district; Krieg confirmed that, if the amendment passes, such uses would be allowed only as conditional uses on major arterials.

There were no public speakers at the hearing. After board discussion, Member Jonathan Boucher moved that the planning board recommend the amendment "ought to pass." Janet Jonas seconded. The roll-call vote was 6 in favor, 1 opposed (Member Ted Brush). Chair Reese Perkins said the board's recommendation will go to the City Council for final action at its next meeting, scheduled for Sept. 8 at 7 p.m.

Votes at a glance: - Motion to approve meeting minutes from Aug. 19 — moved by Jonathan Boucher, seconded by Ted Brush; roll-call unanimous; outcome: approved. - Adoption of findings for 100 Thatcher Street — moved by Ted Brush, seconded by Jonathan Boucher; roll-call unanimous; outcome: approved. - Recommendation to City Council to amend the land development code to add private schools, training facilities and recreational uses as conditional uses on major arterials in the RNA district — moved by Jonathan Boucher, seconded by Janet Jonas; roll-call: Yes (Michael Basinet, Jonathan Boucher, Tricia Hayes, [Member] Hume, Janet Jonas, Chair Reese Perkins) 6; No (Ted Brush) 1; outcome: recommendation to council (approved by planning board).

Next steps: The planning board's vote is a recommendation. City Council will consider the code amendment at its Sept. 8 meeting; if the council approves the text change, any specific development proposal on a property in the RNA district (for example, the site on Union Street owned by Versant) would require a separate conditional-use review and additional notice to property owners within 500 feet.

Background/context: Krieg noted the board must align the land development code with the city's 2022 comprehensive plan and that staff prepared the amendment because of interest from a likely applicant; she cautioned the board to evaluate the change for its effects on the whole district rather than for a single proposal. At the same meeting board members also discussed the city's broader land development code rewrite and housing issues, including a city-owned Grandview project that is using ARPA funds and still requires state housing funding to be financially viable. No public comment was recorded on the zone amendment at this meeting.

"If you live within 500 feet of that property, that's proposed to be developed, then you'll be notified again," Director Krieg reminded listeners regarding future project hearings.

(Reporting by the City of Bangor Planning Board meeting; direct quotes come from board members and staff as indicated in the transcript.)