04/21/03 Planning Commission Minutes

Home Browse Search

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) Richard Apple, 2101 Sugarwood Drive, indicated that although a 1 1/2 story townhome style office complex sounds attractive and minimal in height, he asked how tall the actual elevations would place this project. Gaffron explained that, by definition, the buildings meet the definition of a 1 1/2 story building with a walkout basement level. This also would include the main level with parking and the added 1/2 story for a total height of 25'-35' with peaks. In his opinion, the proposal would meet the 30' height limit, although elevations might give the appearance of exceeding those. As with any growing business, Mr. Apple inquired what might happen to parking if the tenants expanded and grew requiring more employees and space. Having recently been in negotiations with the City himself, Dr. Berg asked if any thought had been given to a more conservative complex whose parking better meets the codes. He suggested eliminating 2 units from either end in an effort to downsize the project and allow more room for landscaping and parking. He felt the parking seemed more than inadequate for the size of the development. At 113 proposed parking spaces, Gaffron agreed that the development falls far short of the 196 required spaces. With an apparent 60% hardcover ratio uphill, Ms. Ricks asked where the water runoff would go. Gaffron explained that the stormwater management plan indicates that water runoff would be collected in catch basins which would extend to existing ponds on the Senior Housing site. He noted that the City Engineer has asked for confirmation regarding this pond/basin plan. Alcon indicated that the end units consist of one unit apiece, with both and upper and lower floor. By eliminating the end units they are losing two and not four units. He reiterated that the parking will depend on who the tenants are and pointed out that the code gives a general recommendation for parking, reality could require more or less. Dick Schommer, 2106 Sugarwood Drive, asked how many parking spaces were typically required per unit based on 13 office units, with an upper and lower level, and 3,000 s.f of office space. He pointed out that not only will the number of employees will impact parking, but so will the expected number of customers. By Code, Gaffron stated that the City requires 15 stalls per unit. He pointed out that the proposal offers 71 stalls to be built now and an additional 42 in proof of parking. PAGE 24 of 40