07/18/2005 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday,July 18,2005 6:00 o'clock p.m. OLD BUSINESS 6. #05-3121 NARROWS SALOON,3382 SHORELINE DRIVE,CONDITIONAL USE PERMIT,6:29 p.m.—7:34 p.m. Cindy Sudheimer and James Anderst, Applicants,were present. Gaffron noted this application appeared before the Planning Commission at their June meeting, at which time the application was tabled in order to allow the applicants time to revise their plans. The applicants have submitted revised plans and have eliminated the proposed kitchen addition in the northeast corner of the building and are now proposing a kitchen addition inside the building. In addition,the double-door entrance extending into the sidewalk area has been eliminated and the applicants are now proposing an interior access that will not encroach further than the main wall. Gaffron indicated the outdoor seating in the front has been expanded by two additional seats and would still encroach on the City's sidewalk easement. The applicants are proposing a slightly smaller outdoor seating area at the rear of the building, with the bar station shown in the previous plans being eliminated. In addition,the applicants are proposing a screened trash enclosure at the north end of the building. Gaffron indicated it is unclear from the revised plans whether the planter boxes remain at the north end of the outdoor seating in the rear. Gaffron stated these planter boxes caused the need for a rear yard variance and are not permitted encroachments. Removal of bituminous so that the plant material can be placed into the ground would eliminate the need for a rear yard variance. Gaffron stated the revised plans show a minor increase in lot coverage,with the current lot coverage being at 38 percent. Gaffron stated the proposed fence in the rear is depicted at 5.5 feet,which would not be considered structural coverage. Gaffron noted the fence would be considered structural coverage if it achieves a height of six feet. Gaffron stated the outdoor seating area in the rear of the building has been reduced from 1,666 square feet to 1,292 square feet, with the seating being decreased from 84 seats to 60 seats. The bar station in the previous plans has also been eliminated. This area remains accessible only from within the restaurant. Gaffron indicated the applicants have eliminated the kitchen addition,which required a side yard setback variance and further closed in an already restrictive drive aisle. The revised plans show an area within the building as an option for a kitchen expansion. This area is approximately 152 square feet,reducing the public floor area within the building by 152 square feet. The applicants have also eliminated the exterior vestibule and have incorporated an interior vestibule,half within the proposed main restaurant/bar area and the other half within the banquet area at the western end of the building. Elimination of the vestibule eliminated the need for a front yard setback variance. However,the revised plans note an option to straighten out the front entry wall in the location of the previously requested exterior vestibule. If the applicants pursue straightening out this wall, a front yard setback variance would be required; although the encroachment would be no more than what exists today. Elimination of the kitchen and vestibule additions and incorporation of them into the building subsequent reduced the number of seats proposed within the interior by eight. Based on the public space reduction of 152 square feet,the required off-street parking is reduced by two spaces. PAGE 5