11-15-2004 Planning Packet - Laserfiche WebLink

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MIMJTESOF THE ORONO PLANNING COMMISSION MEETINC MMday, Octabcr It. 2M4 6:M o’clock p.M. (MM-3062 JoliB Tcmwco Homn, CoatlaMd) Gaffron tuted the applicants are requesting an amendment of the Stonebay RPUD for changes to the condominium (“Lofts**) building and site plan, final site plan and building plan approvals as well as final plat approval for Outlot E as a single 2.5 acre lot for the condominium building Gaftion noted a couple of years ago the entire Sioncbay project was granied general development plan appros-al with some clauses in the development agreement requinng that a certain process had to be followed in the event of modifications. Gaffron noted some areas of the project have never been finalized. The pnmary changes to the Lofts building include 1. Main building peak height is higher than originally proposed and is currently proposed somewhere between four feet and potentially as much as seven feet above the approved peak elevauon. 2. The two buildings previously connected only by the underground parking level have been connected above ground by a central core which provides space for a vanetv' of facilities and amenities for the residents. The applicants are now proposing a single L-shaped building The central core includes a tow er with peak height of 1084.4* or 10* above the peak of the mam rooftine. 3. The originally approved building was 80 feet from the west lot line with porches 72’ from that line. The new plan has ihe building and porches at 74*. 4. Ilie elevetion plans have been revised significantly to incorporate different amounts and locations for the usage of cultured stone, hotizonul lap siding and other facade elements. Gaffion stated although the plan has been modified, the same number of units are being pro(X)ved and the shape of the building remains essentially the same except for the connection of the tw o buildings While the Lofts remain at a total of 62 owner-occupied units, the building now w ill have a visual front (south) facade of 370’ and an east facade of about 236*. The southeast comer will include a tower feature extending 10 feet above the mam roof system peak. The building w ill also have essentially flat facades with three-level deck bump-outs, providing some visual relief. Gaffron indicated the central cote area provides space for a number of amenities not prov ided in the original concept. The site eirculation has not changed, with access to the garages and the exterior parking layout remaining as onginallv approved. Retaining walls are still being proposed along the north wall of the west wing and the n thnly three sides of the north wing. Gaffron indicated these w-alls are necessary to accommodate walkout access and an extenor pen meter sidewalk Gaffron stated the Lofts building was originally granted a vanance to the 30* RPl'D height limit, allowing a 38* defined height. The new proposal has a majority of the overall roof peak at an elevation of 1074.4* or about 7.6 feet higher than what was ongmally approval This is due in part to the increase in ceiling heights from 8* to 9* on all three levels of the building and the need to have a minimum garage floor elevation of 1020* as a result of final gradmgMormw ater system overflow parameters for the development. The applicants have suggested grading three feet higher against the south facade. Gaffron stated he has concerns regarding the area betw een the parkmg lot and the PAGE3S