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City committee hears final housing production study; councilors ask for corrections and implementation details
Summary
HR&A Associates presented a final housing production study for Bangor focusing on demand, gaps in smaller units and senior housing, and recommendations on zoning, developer outreach and dedicated funding. Councilors flagged a likely typo and asked for the internal implementation guide and further action on financing options.
HR&A Associates delivered the final draft of a housing production study to the Bangor City Business & Economic Development Committee on Feb. 3, 2025, outlining needs for smaller units, senior housing and strategies to increase housing supply.
The study, presented by Sarah Kirk of HR&A Associates, summarized findings on demand and gaps and offered two public-facing deliverables: a final report on housing needs and a more detailed implementation guide for city staff. Kirk said the analysis relied largely on American Community Survey data and regional sources, and that the implementation guide contains scoring criteria, sample RFP language and decision points for deploying local subsidy.
Kirk said the study identified particularly high needs among low- and moderate-income workers, first-time homebuyers and seniors, and recommended expanding production of studio and one‑bedroom homes, townhomes and multiunit housing. On policy tools, the study emphasized three categories: land use (zoning), subsidy and tenant protections; it focused recommendations on land-use changes to reduce developer risk and on creating predictable local funding for affordable housing.
"Ensuring that attached housing is allowed in all residential districts, and reducing minimum lot sizes," Kirk said, were among zoning changes the city should consider. She also urged direct outreach to regional and local developers to build capacity and clarified that land use changes alone will not overcome the market economics of building in Bangor.
Councilors raised substantive questions. Councilor Fish noted that much of the demographic analysis draws on the American Community Survey, which is a multi‑year sample, and asked whether more recent or live MLS data could be used. "The 2022 data was all that was available," Kirk replied, noting the 2023 ACS estimates had only recently been published and that ACS figures are lagged by design.
Councilor Beck asked whether the internal implementation guide would be shared with City Council; Kirk said, "We can make sure that's in your packet." Several councilors also asked for clarification about a likely typo on a table showing median wages for cashiers; a councilor pointed out the table lists $80,000 and Kirk agreed to recheck the chart.
On financing, councilors discussed options including an affordable housing bond, a revolving loan fund or a housing trust. Councilor Pelletier said the city's earlier Grandview project aligns with the study's recommendations and stressed the need for a sustainable local fund rather than relying on one‑time infusions. Kirk said the implementation guide provides steps for establishing predictable annual funding and an RFP cadence to attract developers.
No formal action was taken on the study at the meeting. Councilors asked staff to correct identified typos and return the item with the corrected final report and the implementation guide; Kirk confirmed the implementation guide will be included in the council packet.
