11-16-1998 Planning Commission Minutes

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ORONO PLANNING COMMISSION MEETING MINUTES FOR NOVEMBER 16, 1998 • (#2416/2417 TOLD Development, continued) conditional uses, with a number of conditions related to maximum floor area, parking and seating. Gaffron remarked that the drugstore use as listed in the B-1 and B-3 districts is defined as"drugs, candy, ice cream, soft drinks, cosmetics, and other usual drug store merchandise". The range of merchandise and services associated with a drugstore use has probably changed somewhat since 1975, and now commonly includes on-site one hour photo processing service and coolers for a range of perishable as well as non-perishable take-away foods. The drive-through pharmacy is also a relatively new concept. The Planning Commission needs to consider a number of questions in determining whether a drugstore use might be acceptable within the B-5 District. First of all, is the drugstore use consistent with the intent of B-5 District by supplying commodities or performing a service primarily for residents in the surrounding neighborhood, or does it have a wider, more regional market base? Secondly, is it a low traffic generator or a high traffic generator? Thirdly, does it necessitate a reasonable amount of hardcover or an inordinate amount of hardcover. The Planning Commission will also need to determine the impact on the neighborhood if a drugstore is allowed as far as traffic, lighting, odors, noise, hours of operation, on-site parking, and open space, or can the identified impacts be mitigated or avoided by adherence to existing performance standards. If not, the Planning Commission needs to decide whether it would be appropriate to establish additional performance standards. Another issue the Planning Commission needs to determine is if the drugstore use would be appropriate on the other properties zoned B-5 if another suitable B-5 site was available, or is there 41) sufficient available land already appropriately zoned B-1 or B-3 in the Navarre area such that the drugstore use could or should be within one of those zones. Finally, will adding a drugstore use to the B-5 District change the character of the B-5 to such a degree that there is little to distinguish between the B-1 and B-5 Districts. And given the small size of the Navarre business area, is there any real justification for it to have four different zoning districts now. Staff recommends that the Planning Commission discuss whether an amendment to the B-5 District is appropriate to allow a drugstore use. If so, should it be a permitted use or a conditional use, and whether specific limitations should be established to keep the use within the intent of the B-5 District. If the Planning Commission is not comfortable amending the B-5 District to include a drugstore use, some direction could be provided concerning whether this site should be rezoned to B-1 and the implications that rezoning would have on the surrounding area. Gaffron noted that notice of this hearing has been given to the neighboring properties within 350 feet of the Shadywood Road site, as well as the owners of all properties zoned B-5. Bob Cunningham, TOLD Development, stated he is not acting on behalf of the Walgreens Corporation but merely as possible future landlord. Cunningham noted that Walgreens has conducted numerous studies over the years regarding traffic issues, and have found that 40 to 50 percent of the traffic generated to the store is pass-by traffic that is already in the area. Cunningham remarked that TOLD Development has been looking at the Navarre area for the past year and has not been able to find other alternative land for this proposed development. Page 17