07/17/03 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday, July 21, 2003 6:00 o'clock p.m. (#15 #03-2920 ST. EDWARD THE CONFESSOR EPISCOPAL CHURCH, Continued) Gaffron explained that the church structure was destroyed by fire in April, 2002. The foundation remains, and it is proposed to be re-used. During review of City files, staff found that no conditional use permit had ever been issued for church use, hence re-use of the site for church use will require a CUP approval. This review will also include a brief site plan review, although most aspects of the site are not changing Gaffron provided background, explaining that St. Edwards was originally granted Council approval for a building permit for a church in 1966, but the record indicates no formal CUP was ever granted for the church use. The church building was destroyed by fire in April 2002, and the congregation has decided to rebuild in the same location using the existing foundation. They have chosen HGA as the architect for the project, and preliminary building plans are included in the packet. The church use is a permitted conditional use in the RR-1B district, and is regulated by certain defined performance standards in the code, i.e. a minimum building setback of 50' from lot lines; minimum parking standards; signage standards; access location standards; etc. With regard to setbacks, Gaffron pointed out that the existing/proposed building location is centered on this 4+ acre property, more than meeting the building setback requirements. While the building location is more than 26' from delineated wetlands in the NE and NW corners of the site Gaffron suggested the applicants contact MCWD to obtain any necessary permits. While parking for the church use is regulated in terms of minimum number of spaces and location. The number of stalls is determined by the seating capacity of the main assembly room, at a rate of 1 stall per 4 seats. The main worship area has seating designated for 143 persons, with an overflow area for an additional 40, totaling 183 persons: Main Assembly Room Seating Capacity: 183 Required Parking Stalls per Seat: 0.25 Required Parking Stalls: 46 Proposed Parking: 59 Stalls Gaffron noted that the current parking lot has approximately 80 stalls, but the westerly parking wing is proposed to be converted to a bituminous turnaround and a meditation garden. Staff has not heard of any past parking issues with St. Edwards, and we have no problem with the reduction in parking. Gaffron stated that no new signage has been proposed. The existing permanent sign is approximately 50 s.f. in area of each side (staff has not measured its dimensions so this is an approximation) and would require a variance if it were to be replaced. Because this is existing signage, staff recommends that continued use of the existing signs be approved. Any new signs would need to be submitted for review prior to issuance of a permit. Gaffron indicated that the existing church driveway off of North Ferndale Road approximately PAGE 26 of 37