08-19-1996 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING HELD ON AUGUST 19, 1996 ( #1 - #2158 John O'Sullivan/Grace Baptist Church Property - Rezoning - Uontmueu) The site location is at the corner of Shadywood Road and County Road 15. An adjacent corner is being redeveloped in B -1 zoning. One acre residential is located to the east along with a wetland area, all part of the Lafayette Ridge Homeowners Association. There is 1/2 acre single family residential zoning to the north of the proposed site. To the west across Shadywood is another commercial area of B -1 zoning. Gaffron read the purpose of the B -5 District as defined in the Zoning Code: "The B -5 Limited Neighborhood Business District is intended to provide a district for businesses that supply commodities or perform a service primarily for residents in the surrounding neighborhood, which businesses are not high traffic generators and do not necessitate an inordinate amount of hardcover. The District may adjoin residential districts or other business districts which are subject to more restrictive controls. The District shall have immediate access to adequate highways and public sanitary sewer. Because of the location of the B -5 District as contemplated in the area known as Navarre in the City of Orono, the uses are limited in order to limit the hardcover in that area and to limit the future generation of • traffic for that property in that use district since there is already a traffic problem in Navarre." Gaffron said it could be argued that there is no traffic problem in Navarre but acknowledged that it was indeed busy. Gaffron then read the fist of permitted uses and conditional uses within both the B -5 and LR -IC zoning districts. Gaffron reported on the potential uses of the site other than for the use as proposed. These were noted as a church and other conditional uses, plus residential to include single family and duplex. The site is of a size which would allow as many as 6 dwelling units in three duplex structures. Gaffron said Staff does agree that for the uses proposed by the applicant, the B -5 district is the best zoning fit. Gaffron reported that the Staff recommendations include a comprehensive study of the zoning and land use in the Navarre area before arbitrarily rezoning a parcel at the request of a developer. He noted, however, that since a study has not been initiated by Council, and given the applicant's request to redevelop the site and his need of immediate rezoning, the Planning Commission is being requested to review the request for rezoning, its appropriateness to the area, and under what conditions. is