11-23-1998 Council Packet - Laserfiche WebLink

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#2417 - Amend B-5: Add Drugstore Use November 10,1998 Page 5 The two largest existing buildings on B-5 sites in Orono are in the 6,000-8,000 s.f. range, with the remainder being considerably smaller. One of the impacts of larger buildings is the inherently more difficult visual transition to residential. Topography also plays a role here as we see with the Lowell's Auto Parts building with a massive retaining wall behind it. The 2380 Shady wood site is more than twice the area of any other individual B-5 parcel. As a comparison, note that the furniture store building covers about 23% of its site, and the Lowells Auto site has about 29% coverage by structures. The drugstore use proposed on the Shadywood Road site will have approximately 17% lot coverage. One option to consider is whether an upper limit should be established for the footprint size of any freestanding building in the B-5. Orono has not established such limits within the other 'B' districts, allowing the scale of buildings to be dictated by hardcover, lot coverage, parking, yard and setback requirements. However, a building size limit would be one way to maintain the 'neighborhood compatibility' intent of the B-5. Other factors which have a potential impact on the surrounding neighborhood, but which are perhaps less a function of the use and more related to the site planning, include: Change in the visual character of site - loss of trees, topography changes, new views of retaining walls, etc. Impact of lighting Drive-thru and service truck traffic - Hours of operation potentially extending past normal business hours. There are also social impacts to consider: Will the drugstore use become a 'hangout' for kids? - Will the drugstore use promote a more user friendly and vital Navarre? Is the use needed in Navarre? Are other properties available that are already correctly zoned to accomodate the use? - Are there any ramifications of letting the church site remain as-is until a development that is allowed in the B-5 district comes along? If the proposed drugstore use is recommended for approval, Planning Commission should consider whether additional conditional use standards are needed to limit the operation to a scope and level appropriate for the B-5 District. These might include a limit on building size, added screening requirements, limiting hours of operation, etc. Staff Recommendation Planning Commission should discuss whether an amendment to the B-5 district to allow a drugstore use is appropriate. If so, consider whether it should 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.