08-23-2004 Council Packet - Laserfiche WebLink

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M HE ORONO PLANNING COMMISSION MEETING MONDAY, JULY 19,2004 6:00 o’clock p.m. NEW BUSINESS 6. #04-3029 MICHAEL KEAVENY, 3423/3425 SHORELINE DRIVE, COMMERCIAL SITE PLAN REVIEW, PUBLIC HEARING (6:29-6:45 p.m.) Michael Keaveny, applicant, was present. Gundlach introduced the application for commercial site plan rev iew in order to conduct improvements to the existing building. The applicant requested the following: 1) Commercial site plan review in order to obtain a building permit to construct a new entrance at the rear of the building and to convert an existing garage area into a game room (Section 78-642). 2) Hardcover variance to allow 90% hardcover on the site. The improvements associated with this application will not increase the hardcover above what currently exists (Section 78-1288). 3) Structural coverage variance to allow 23% structural coverage when 15% is allowed and 20% currently exists. It is not unusual for commercial properties to require a variance to this requirement, and variances have been approved for structural coverage at 16% to 26% in the past (Section 78-1403). 4) A parking stall variance to allow 104 parking stalls when 133 stalls are required and 72 stalls currently exist (Section 78-1516). 5) Parking setback variance to allow the existing gravel lot (to be converted to formalized paved parking) to maintain a 10’ front yard setback from Shoreline Drive (Co. Rd. 15) when 20' is normally required (Section 78-646 (c)). Gundlach referred to significant points in the Background (Page 2) and Issues for Discussion (Pages 2- 3) sections of the July 19, 2004 Staff Report. She emphasized there were a number of issues with the application beyond the structural coverage, parking and hardcover variance requests. These issues pertain specifically to the uses existing and proposed and whether those uses, such as a game room, are permitted under the current Zoning Ordinance. Gundlach recommended it should be first determined whether the uses should be permitted prior to further consideration of structural or hardcover requirements. Also, if the proposed addition is an expansion of an existing non- conforming use. Mr. Keaveny corrected staffs introduction of his application by explaining that he did not plrm to remove beams along one main wall of the building or opening up an interior area. He stated there were no plans to change the existing building except for the one door that goes into the crib. Berg asked about a potential loss of parking spaces. Gundlach replied the applicant indicated he was willing to shorten the addition to 14’ to save parking spaces. Mr. Keaveny stated he had no problem with shortening the addition to 14’. Chair Rahn asked for any public comments. Austin Evans, 2497 Kelly Avenue, identified himself as the representative of Neighbors for a Better Navarre. Mr. Evans stated their group’s intent is to expand its representation with more people from Navarre. He referred to the Issues for Consideration, itemized in the July 19,2004 Staff Report, citing Issue #2 which points out the game room proposed is not a permitted, accessory or conditional Page 5 of 13