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) residential character of the buildings. The arched eyebrow and curved window feature of the second story portions of the buildings also is a critical design element that enhances the quality of these units. Gaffron indicated that staff was satisfied that the building design was of a quality appropriate for the proposed use, and should be a good fit with the senior housing to the east. In conclusion, Gaffron presented the Commission with 16 issues for discussion and site planning issues a-k for consideration. He stated that it was staff's opinion that, in general, the office condo concept proposed was an appropriate and relatively low-intensity use of this site as compared to other possible B-6 uses. Staff further believed the design of the buildings were attractive and of a residential character. However, staff was concerned about the parking needs, about potential traffic flow impacts to the adjacent commercial use, and how this site would visually impact or be impacted by existing surrounding uses. Gaffron indicated that staff also has concerns about the proposed road and parking lot grades, and would suggest that the applicant submit a revised grading plan addressing the City Engineer's recommendations. Mr. Alcon stated that the 13 units were designed similar to townhomes which would be sold for office use. He mentioned that Ravia had two other developments in Burnsville and at Saunders Lake North and South in Minnetrista for people to view a sample of their work. Alcon noted that Ravia had recently held two neighborhood meetings with the Sugarwoods residents and the public in order to address any concerns in the community. He commented that Bill Wear, owner of the neighboring strip mall, indicated that he would prefer a loop access through Outlot D versus the straight driveway access from their development to his center. While generally in agreement, Alcon stated that the loop would require construction easements etc. He added that Mr. Wear also requested sidewalk access to his mall. During the neighborhood meeting with 4 Sugarwood residents, Alcon indicated that there were concerns with regard to buffers and access. While she was quite interested in viewing the landscape plan, Chair Smith asked if the developer could salvage and reuse any of the existing trees on the site. Alcon indicated that they would like to move several pines in the center of the property if size permits. Gaffron noted that most of the others would likely be removed. PAGE 22 of 40