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Planning board discusses housing study and proposed land development code changes; no votes taken
Summary
The board reviewed a recently adopted housing study and three staff memos proposing changes to permit-extension rules, consent agreements for code enforcement, and parking setback standards. Members and staff discussed subsidies, lot-size barriers, subdivision rules and corridor studies; no ordinance votes were taken.
Planning staff presented a housing study review and three proposed land development code changes at the March 4 Bangor Planning Board meeting. The board discussed housing production, regulatory barriers and possible code revisions; no votes were required for the housing study and discussion of the memos was for direction only.
Planning Officer Anna Collette told the board the housing study’s main recommendations included options to change zoning and the land development code to encourage housing, plus a need for more subsidy and partnerships between the city and developers. “They specifically mentioned smaller lot sizes, potentially, and a few other items. But another primary recommendation was that more subsidy is needed essentially, for housing to happen, especially affordable housing, and that creating partnerships between the city and developers is also important,” Collette said.
Board members noted the study’s data showing a large share of single-occupant households and an aging, older housing stock. Members raised regulatory barriers that increase the cost of producing housing, including lot-size rules, minimum parking requirements, sprinkler requirements for 3+ unit buildings and the state subdivision process. Member Michael Basnet and others urged the board to consider incentives and subsidy programs that could make smaller-scale rehabilitation and conversions financially viable.
Collette described three staff-proposed code changes the board could pursue:
- Permit-extension flexibility: currently applicants may request up to two one-year extensions before a permit expires. Staff proposed allowing an additional 90-day staff-level extension when an applicant applies within 90 days after expiration so minor lapses do not force a full board re-review.
- Consent agreements for code enforcement: staff proposed adding a consent-agreement option so staff and a property owner could record a remediation schedule (rather than proceeding immediately to court), which staff said could speed enforcement while preserving evidence of attempts to comply.
- Parking setback and buffer clarifications: staff proposed aligning URD 1 and UID parking-setback rules with other urban zones for small lots, and clarifying buffer standards so small urban parking areas between five and ten spaces may use a less-intensive buffer appropriate to narrow lots.
Board members asked about safeguards and transparency for consent agreements and how the proposed permit-extension flexibility would avoid indefinite extensions; staff said limits (two extensions total) would remain and agreements would be recorded to provide a public record. City Engineer Jefferson Davis confirmed the city coordinates with state DOT on traffic and corridor improvements when projects trigger TMP review or larger corridor studies.
Members expressed interest in using the land development code rewrite and corridor planning to address Broadway and other corridors comprehensively, and in pursuing subsidy, land-trust or low-interest loan approaches to support lower-cost units. No formal board action was taken on the memos at this meeting; staff will return with draft code language and implementation proposals.
