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MINUTES OF THE <br /> ORONO PLANNING COMMISSION MEETING <br /> Monday,June 20,2005 <br /> 6:00 o'clock p.m. <br /> (#05-3121 Narrows Saloon, Continued) <br /> other noise producing entertainment, to minimize or eliminate noise impacts to the surrounding <br /> neighborhood. <br /> 2. The proposed vestibule that would extend into the City's sidewalk easement should be denied, <br /> and a similar vestibule should be developed within the walls of the existing building. <br /> 3. The proposed kitchen expansion at the northeast corner of the building should be redesigned to be <br /> offset at least five feet westward along the north side of the building so that the visual and functional <br /> separate between the Narrows building and the adjoining service station does not decrease. <br /> 4. The proposed decorative walls surrounding the rear patio area should be acceptable subject to <br /> confirmation by the applicant that they will not violate any existing easements. The proposed planter <br /> boxes require a variance as they are considered an encroachment of the required 30 foot rear yard. Other <br /> than the walls and planter boxes,the proposed small vestibule and the relocated kitchen addition,no other <br /> permanent structures should be allowed to the rear of the building. The Planning Commission should <br /> consider whether the proposed landscaping plan at the rear of the building is acceptable as a barrier or <br /> buffer to the parking lot and/or the residential neighborhood to the northwest, if such barrier or buffer is <br /> needed. <br /> 5. Planning Commission should consider whether the proposed exterior seating both to the front and <br /> rear of the building is appropriate for the B-1 District, and under what standards or limitations such use <br /> should be allowed. Potential limitations or conditions could address appropriate numbers and location of <br /> seating in relation to lot lines, easements,building walls, etc.; hours of allowed outdoor seating use; <br /> lighting of outdoor seating; fencing for outdoor seating; the use of umbrellas or other amenities; whether <br /> and where such outside seating may be appropriate for liquor service, and how such service is controlled <br /> (this may be a more appropriate function for the liquor license approval process); and any other aspects of <br /> outdoor seating that should be reviewed. <br /> 6. The Planning Commission should consider whether expansion of lot coverage by structures from <br /> approximately 36 percent to approximately 38 percent(where 15 percent is allowed)is justified by the <br /> commercial use and/or by the off-site parking. <br /> 7. The Planning Commission should consider whether parking for the proposed use is adequate, and <br /> if not,what plan revisions/reductions or use limitations might be needed to make the parking work. The <br /> Planning Commission may wish to consider requesting that the applicant hire a consultant to provide a <br /> detailed parking study to show whether parking is an issue. <br /> 8. The Planning Commission should review whether the proposed signage, lighting and trash <br /> handling/screening facilities are adequate. <br /> 9. Planning Commission should consider whether the current limits on hours of operation are <br /> appropriate under the expanded use. <br /> PAGE 30 <br />