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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 /> (#05-3125 Christine Valerius,Continued) <br /> Staff finds there is no real hardship inherent to the land to allow a further encroachment on the side street <br /> of Lyric Avenue and feels the existing construction plans could be revised to allow for an interior access. <br /> Another alternative is to incorporate a door on the northern side of the addition, at the main level,where <br /> the zoning ordinance would permit a stoop as a non-encroachment. <br /> Staff recommends approval of the conditional use permit amendment to allow the upper level of the new <br /> addition to be used as office of a general nature as no negative impacts result with that use. Staff is <br /> recommending denial of the side street setback variance to allow a further encroachment of the side street <br /> of Lyric Avenue, as there are alternatives to the proposed exterior staircase. <br /> Staff recommends the Planning Commission determine hardship in deciding the side street setback. <br /> Valerius displayed the north side of the building,noting a stoop and doorway are located on the north <br /> side. Valerius stated they have decided to locate the air-conditioning, garbage dumpster, and gas meter <br /> on the north side of the building and remove the stoop and doorway and three windows. <br /> Valerius stated they have had to follow the ADA requirements for access and they are unable to relocate <br /> the stairway on the interior at this time. Valerius indicated they would prefer a secondary access to the <br /> upstairs. <br /> Leslie inquired whether two accesses are required by code. <br /> Rahn indicated it would be based on the number of occupants. <br /> Rahn inquired whether this building is going to be multi-tenant or whether the upstairs office is an <br /> accessory to the coffee shop. <br /> Valerius stated there would be three tenants in the building and that they have been accessed for parking <br /> lot use. <br /> Gundlach noted the council eliminated parking on the site with the previously approved conditional use <br /> permit. <br /> Valerius stated they are allowed to use the parking lot and that there is some limited parking on the street. <br /> Jurgens inquired whether the parking is still applicable given the increase in the number of tenants. <br /> Rahn questioned the need for an exterior stairway given the amount of interior renovations that have been <br /> done and the safety issues that are involved with an exterior staircase. Rahn indicated in his opinion there <br /> is also a visual impact that needs to be considered as well. <br /> PAGE 42 <br />