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MINUTES OF THE <br /> ORONO PLANNING COMMISSION MEETING <br /> Monday,April 21, 2003 <br /> 6:00 o'clock p.m. <br /> (#11 #03-2889 RAVIA REAL ESTATE,LLC, Continued) <br /> As General Concept Plan Approval is required as part of the Highway 12 PUD rezoning <br /> and development process, Gaffron 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 /> Gaffron indicated that parking areas are required to be set back at least 20' from 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 10'. The property is <br /> surrounded on two sides by residential property and therefore the required 10' 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= 39,000 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, Gaffron 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 - Fernbrook Town Office Park in Plymouth (west side of Fernbrook Lane 1/4 <br /> mile north of Hwy 55) and Forestview Town Office Park in Maple 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. Fernbrook had <br /> rear walkouts, Forestview had rear lookouts with no lower level exits. <br /> Parking at Fernbrook (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 a problem. Parking at <br /> PAGE 19 of 40 <br />