06/20/2005 Planning Commission Minutes

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• MINUTES OF THE ORONO PLANNING COMMISSION MEETING • Monday,June 20,2005 • 6:00 o'clock p.m. (#05-3121 Narrows Saloon,Continued) kitchen addition would maintain the existing level of separation between the Narrows and the service station. In addition,the applicant is proposing a vestibule entrance approximately 7' by 13.5' at the front of the building along Shoreline Drive. The proposed vestibule would allow for a double door system at the front entrance in an effort to contain interior noise. The vestibule addition shows six doors; a double set of entrance and exit and two single doors opening to each side of the proposed outdoor seating. The B-1 zoning standards require a front yard of 20 feet depth and a building setback of 35 feet from the front lot line. The existing building is located 16.5 feet from the front lot line, and therefore already encroaches on both the front yard and building setback minimums. The proposed vestibule would protrude an additional seven feet street-ward,requiring variance approval. Additionally,the vestibule would be a permanent obstruction encroaching five feet into the City's sidewalk easement. Gaffron stated the off-street parking requirement is approximately 80 stalls,which is based on all of the outside seating and inside seating. The businesses existing on the north side of Shoreline Drive, west of Shadywood Road,have historically shared the City-owned parking lot located to the rear of all the businesses. This is out of necessity as limited on-street parking exists along Shoreline Drive. Gaffron indicated in 1964,the Navarre municipal parking lot was acquired and improved. The businesses that back up to the parking lot were originally assessed for the improvements to it based on their amount of frontage on a traveled street. The Narrows site was assessed for 104.5 feet of frontage or eight percent of the total frontage assessed. At the time of assessment,no commitments were made that would apportion specific numbers of parking stalls to specific properties. Gaffron stated without detailed floor plans of all existing businesses,City staff cannot calculate with any accuracy how much parking is technically required by City Code for all the businesses having rights to the lot. Gaffron noted there are several easements affecting how the applicants can use this property. An ingress and egress easement exists to provide access from Shoreline Drive to the City-owned parking lot. This exists along the eastern 7.5 feet of the property, and while not encroached upon by any of the proposed improvements,its functionality may be impacted by the kitchen addition as proposed. In addition, a highway easement approximately ten feet wide exists along the front lot line. This easement is in favor of Hennepin County and will not be encroached upon by any of the proposed improvements. An additional easement for sidewalk purposes approximately 4.5 feet wide exists along the north side of the highway easement and is in favor of the City. The edge of this easement is about two feet from the front wall of the building and is encroached upon by the existing roof overhang. An underground utility and electric distribution easement also exist. Gaffron indicated the applicants are not proposing any additional signage. With the proposed expansion into the remainder of the building,the applicant would now be permitted 112 square feet of total signage with a single sign not to exceed 50 square feet. Gaffron noted the applicant has not indicated on the plans that any new lighting is proposed. The lighting in the City-owned parking lot will remain unchanged; however, the applicant should be asked to address PAGE 27