Bangor planning board recommends zoning change for 870 Broadway despite resident traffic concerns

The Bangor Planning Board unanimously voted March 4 to recommend that City Council change the zoning for 870 Broadway (Map Lot R41-001-C) from High Density Residential (HDR) to Shopping and Personal Service (S and PS).

The recommendation came after a presentation from the applicant’s representative and more than 30 minutes of questions and public comment focused on traffic. Planning staff and the applicant said the site plan review and any required state traffic permit would determine off-site improvements.

The change affects an approximately 7.93-acre parcel owned by 850 Broadway LLC. Robert Frank, senior principal at WBRC Architects Engineers, told the board that “the property in question is currently zone HDR and had anticipated development of 60 units of housing, which did not advance due to market conditions.” Frank said the applicant seeks S and PS because it “permits housing, retail, and hospitality to coexist” and provides flexibility to respond to market demand.

Opposition during the public comment period came primarily from nearby homeowners. Robert Libby, vice president of the Orchard Hills Estates Homeowners Association, said he relied on the traffic analysis in the applicant’s packet: “Basically, it shows an increase in 1 way trips from 460 in the current approved project to 2,486 1 way trips in this new iteration of the zoning. That's a 440% increase in 1 way trips during the weekday period.” Libby warned the board that the corridor already “reaches near gridlock” during school commute hours and that several intersections near the site are “high auto crash intersections.”

Richard Nickerson, a Cortland Circle resident and board member who represents homeowners behind Orchard Hills, said he was not opposed to housing generally but called the combined potential of a hotel and large restaurant at the site a “quality of life issue” for neighbors. “I am not against development. I'm not against additional housing, you know, in in the Bangor area. It's needed,” Nickerson said, adding that the proposed mix of uses would increase turning movements on an already congested Broadway.

Planning Officer Anna Collette told the board the current hearing concerns only the zoning designation, not a specific development: “This is just for a zone change and not for development. That if, this does pass, the applicant have to come back for a land development permit.” Collette and City Engineer Jefferson Davis said any traffic mitigation — including a left-turn lane, sidewalks, signal upgrades or other off-site improvements — would be evaluated during the site plan review and the state traffic movement permit (TMP) process.

Board members debated compatibility with the comprehensive plan and how the TMP and site plan processes would address traffic. Several members said the comprehensive plan supports mixed uses in that corridor; others emphasized they heard neighbors’ traffic concerns and expect the site plan review to address them.

Member Ted Brush moved the recommendation and Member Jonathan Boucher seconded. The board’s roll-call vote was recorded as unanimous in favor of recommending the change to City Council; the board noted City Council makes the final decision on zoning.

The board’s recommendation will be placed on the City Council agenda for final action. The applicant and staff were told the next steps are site plan review and any state permit work required to identify specific off-site improvements when and if a development proposal is submitted.

Votes at a glance

- Zone change recommendation: Map Lot R41-001-C (870 Broadway) from High Density Residential to Shopping and Personal Service — Recommendation to City Council: approved (unanimous).