04-15-2002 Planning Commission Minutes

Home Browse Search

MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday,April 15, 2002 6:30 o'clock p.m. (#02-2771 Orono Ambar,Continued) currently guided for commercial use,the RPUD District does allow such buildings to exceed 30 feet,but limits them to three stories. Gaffron noted this building does meet the RPUD height standard. Gaffron indicated Staff does have some concerns about the height of the building, however, since it will tend to be significantly higher than the existing development on either side of it. The proposed building would have a peak height ranging from 40 feet to 50 feet depending on the viewer's location. Its lowest profile will be as viewed from the north. The defined height of the building averages 38 feet based on the elevations provided. Gaffron indicated the building incorporates a stepping down to two stories at the west and south ends, which helps to decrease the visual mass. Gaffron stated the Applicant is expected to submit a detailed drainage and grading plan, but at this time Staff does not anticipate any significant drainage issues. Gaffron stated access to Lot 1 was established during the approval process for PUD No. 2, and consists of a shared right-in/right-out driveway access directly to Highway 12, and a shared driveway access eastward through the Orono Woods site to Brown Road. Orono's traffic consultant has reviewed the initial proposal for the office and Orono Woods Phase I in November, 2000, and based on a 70-unit senior apartment, the building would be expected to generate 120 trips in and 120 trips out per day on weekdays, less on weekends. Based on the additional senior housing, it is anticipated there will be 192 trips in and 192 trips out on weekdays and slightly less on the weekends. Gaffron noted the anticipated weekday trip generation from Orono Woods and Orono Woods West combined will be less on weekdays and more on weekends than the amount of traffic generated from Orono Woods and the office building combined. Gaffron stated the developer is meeting the parking standards of two parking stalls per unit for a multifamily dwelling, with some excess parking being provided. Gaffron reviewed the internal traffic flow and parking layout. Gaffron stated Orono Woods West features a two-way driving lane along the east boundary allowing vehicles entering and leaving the underground garage to avoid traversing the parking lot. This creates a potentially safer parking lot and provides for easy drop-off/pick-up access without requiring backup maneuvers. In addition, sidewalks are proposed between the parking lot and the building. Gaffron noted a landscaping plan at this time has not yet been provided, and recommended the landscape plan address sufficient screening and buffering between Orono Woods West and the adjacent Sugar Woods neighborhood as well as to the commercial properties to the immediate west. Gaffron stated the RPUD ordinance requires 10 percent of the site be devoted to private recreation areas. Gaffron stated if the Planning Commission concludes that the proposed senior housing use is appropriate for this site, then a recommendation for approval of the Comprehensive Plan Amendment and rezoning to RPUD would be in order. The Planning Commission should also consider whether any recommendation is warranted regarding use of TIF, City ownership of land, or other proposed development parameters that may be desired. Dunbar indicated he does not have much to add to Staffs report, noting that they are not seeking any approval tonight but would like to gain the input of the Planning Commission regarding their proposal. PAGE 17