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L <br />MINUTES OF THE <br />ORONO PLANNING COMMISSION MEETING <br />Monday, April 21,2003 <br />6:00 o*clock p.m. <br />(#11 #03-2889 RAVI A REAL ESTATE, LLC, Continued) <br />As General Concept Plan Approval is required as rart of the Highway 12 PUD rezoning <br />and development process, Gafiron noted that review of this application should focus <br />primarily on the following areas: <br />- Impact on adjoining properties <br />- Building location, height, architectural materials and building design <br />- Landscaping and screening <br />- Traffic flow, road system impacts and needs <br />• Parking arrangement <br />The 3 proposed office buildings are one or one-and-a-half story plus a walkout lower level, <br />with approximately 3,000 s..f. of gross floor space in each unit (1500 s.f. per level). <br />Gaffion iiidicated that parking areas are required to be set back at least 20* fix>m the front <br />property line. The B-6 district allows parking to within 3' of side property lines, except <br />property lines adjacent to an “R” district require a setback of 1 O'. The property is <br />surrounded on two sides by residential property and therefore the required K' setbacks are <br />critical. <br />Number of Parking Stalls: <br />Required = 1 per 200 s.f. of “net usable floor area for office use’ <br />(Net = 39,(KX) s.f. + / 200 =196 stalls required) <br />Total stalls required =196 <br />Total stalls proposed = 71 <br />Proof of parking = 42 <br />Total parking =113 (short 83 stalls) <br />Parking spaces required by Orono Code for office use is one space per 200 s.f. of net <br />usable floor area. The proposed plan requires 196 parking stalls by code. The total <br />number of parking stalls shown on the plan, including proof of parking, is 113. Based on <br />these numbers of parking stalls, Gaffion pointed out that a 42% variance would be required <br />for the number of parking stalls proposed. <br />Gaffron indicated that he visited two other similar developments identified by the <br />developer - Fembrook Town Office Park in Plymouth (west side of Fembrook Lane 1/4 <br />mile north of Hwy 55) and Forestview Town Office Park in Mtqile Grove (south end of <br />Forestview Lane, 1 block east of Hemlock Lane on south service road of 694/Hemlock <br />exit). Both sites had 2-level office units similar in size to those proposed. Fembrook had <br />rear walkouts, Forestview had rear lookouts with no lower level exits. <br />Parking at Fembrook (7.4 stalls per unit) was less than half full at 5:15 p.m. There was no <br />on-street parking available nearby, but it didn ’t seem to be z problem. Parking at <br />PAGE 19 of 40 <br />■ <br />li