04/21/03 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday,April 21, 2003 6:00 o'clock p.m. (#11 #03-2889 RAVIA REAL ESTATE,LLC, Continued) Gaffron indicated that sidewalks were proposed to connect between the individual units and the parking lot, as well as a continuous service walk along the walkout side of the buildings, and a handicap ramp along the west side of the main lot. Attention would need to be paid to retaining walls near the parking area as well. It was determined that a walking trail connecting to the northwest corner of the property had little value, since it would not connect to any existing or planned trail system. With regard to the overall landscaping plan, Gaffron indicated that development of this site would be subject to the B-6 standards for landscaping. He noted that the applicants submitted landscaping plans have placed an emphasis on heavier planting at the corners of the property. The B-6 Code requires a screen (fence or compact evergreen hedge at least 6' high) not less than 50% opaque be located along lot lines between commercial uses and residential uses. While such screens might also take the form of a berm or retaining walls where the parking lot is recessed, Gaffron explained that, in addition, a landscaped buffer can soften the views of retaining walls. Gaffron maintained that staff's opinion would be to fill in any gaps in existing vegetative screening between the north parking lot and the Sugarwoods neighborhood . It would seem less necessary to provide such screening along the east side of the NE and SE buildings; a 6' privacy fence along that north-south lot line would probably detract from the view of the building. Gaffron indicated that the proposed plans for signage were included in the application and reminded the applicant that the subject property would be allowed 190 s.f of signage, based on the Code standards. While the applicants would be required to provide further detail, Gaffron acknowledged that proposed plans for lighting were included as well. Gaffron presented the floor plans and elevations for the buildings, as well as, the drawings of the facades. He explained that the facades most visible from off-site contain substantial architectural features to enhance their appearance and break up the visual length of the buildings. He believed that the applicants had provided a design that was sensitive to the surrounding properties; for instance, the long facades facing the senior housing building, while being the functional rear of those offices, offer stonework, columns, bays, and styled windows. The 6/12 pitched roofs will have asphalt"shingles" for a textured look. Siding is Hardie Plank or equivalent for low maintenance and good appearance. Stonework is a cultured "river rock" and its use on the walkout level columns greatly enhances the appearance of those higher facades. He continued, noting that the middle units (2/5, 1/3) of each building have a 6' deep proposed deck on the first story level on the walkout side. These decks add to the PAGE 21 of 40