05-17-2004 Planning Packet - Laserfiche WebLink

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f. •#4.2f74 SloMbay MirtetplM* May II. 2004 Pag« S Vehidt Circutation . Sheldon Johnson, Orono's tnfTic consultant Bonestroo and Associates, has reviewed the latest rc\nsions and has indicated to staff that the layout is acceptable and that his prior recoramendations regarding trafTic circu! ation have been incorporated into the plans. The right-in, right-out access to Willou- has been refined to meet turning radius standards, and should function adequately. He recommends, and staff concurs, that signage be installed warning drivers entering the Walgreens drive-thru from the west to vield to. and watch for, incoming vehicles at the right-in, right-out. Required Parking . Based on Orono codes the proposal requires a total of I *73 parking stalls. The site plan has been revised to eliminate ‘proof of parking’ w hich yields a final par*King proposal ofl 50 stalls. Staffhas discussed parking numbers forthis site at length w ith Sheldon Johnson who recommends that the 1 SO stall number be accepted. He suggests that our ordinance is excessive for retail uses; the extra parking required by our code serv es no real purpose and results in excess hardcover and runoff. In terms of our past PC discussions, the 150 stall number exceeds by one stall the requirements we established for the site in terms of accepting Walgreens 60-staIl need and the remaining retail at theCity requirement of I stall per 150 s.f of net retail space. Even if a stall is lost to provide the suggested pedestrian connection from Walgreens to the Willow /12 comer, the parking needs will be met. Please review the applicant’s revised narrative in regards to the rationale for the parking numbers. Staff recommends approval of the parking plan as designed. Lot Coverage . Code Section 78-1403 limits lots of 0-1 .99 acres in area to 15% lot coverage by structures: • Lot 1 (8(3,268 s.f. or 1.98 acres) is proposed w ith buildings totaling 13.930 s.f. or 16.1 Vocoverage. • Lot 2 (74,428 s.f.) Is proposed with buildings touling 14,820 s.f. or 19.9% coverage. • Overall coverage of the 3.69 acre site is proposed at 17.9%, not including freestanding trash enclosures. Only a small number of dev eloping or redeveloping commercial sites in Orono have bcai subject to the 15% lot coverage requirement. These include: Service 800 on Hwy 12 (0.96 acres, 26.1% lot coverage) • pre-existing site Culver’s in Navarre (1.52 acres, 20.2*/o lot coverage) - pre-existing sue Snyder’s in Navarre (1.9 acres. 14®'o lot coverage) - pre-existing site Wagner Rental in Navarre (1.2 acres, 12 "/o lot coverage) - pre-existing site The dental office on Kelley Parkway was a pre-existing 2.0 acre lot and not subj«:i to the lot coverage limit. It has about 18% lot coverage. Please review the applicant's nairadve leganling lot coverage. Planning Commissioa should reach a conclusion whetto the proposed overall lot coverage of 17.9% is acceptable. Note that hardships given for the Service800 and Culver’s variances included consistency with surroundmg