01/20/2004 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Tuesday, January 20, 2004 6:00 o'clock p.m. (MIKE KEAVENY ON BEHALF OF RICHARD M. KEAVENY REV. TRUST, 3425 SHORELINE DRIVE, CONDITIONAL USE PERMIT AND COMMERCIAL SITE PLAN REVIEW—Continued) Gundlach continued that the applicant's intended restaurant lessee originally contacted staff in early September inquiring about needed approvals in order to operate a restaurant out of the existing building which is currently known as Navarre Lanes bowling alley and The Crib. It was indicated at that time that restaurants needed a conditional use permit. Following that initial telephone conversation, Planning Department staff met with the building owner, Michael Keaveny and the intended restaurant lessee, Paul Ode to discuss the proposal. Staff was given a tour and explained the extent of the restaurant use and the proposed improvements associated with the restaurant. Following that meeting staff sent a memo indicating the required submittals and approvals needed in order to operate the restaurant, which would require a conditional use permit and a commercial site plan review. The applicant has now submitted application for a commercial site plan review and conditional use permit in order to conduct building improvements and to operate a restaurant. The property is located at 3425 Shoreline Drive in the Navarre area of Orono. While the proposal doesn't include any new hardcover, the major changes that should be noted are the entryways and awning which will be placed over existing hardcover. The non-hardcover areas of the site are a small area of grass along the southern boundary of the site facing residential property and a smaller, un-kept landscape area between the retaining walls separating the lower parking lot from the upper parking lot. Gundlach pointed out that Section 78-1403 of the Zoning Ordinance requires that all properties in all zoning districts be subject to 15%maximum structural coverage. The only changes the applicant is proposing which affect the sites structural coverage is two entryways and an awning. The applicant has stated that these entryways are proposed to help control heating and cooling costs and to provide safer and more inviting entrances to the building. The intention of the awning is to provide for a covered walk. The eastern entryway is proposed at 600 square feet(50' x 12') and the western entryway is proposed at 36 square feet (6' x 6'). The proposed awning will extend along the south elevation of the building to cover the current sidewalk. The structural coverage ordinance allows for overhangs to be included in the building square footage when they are 2' or less in width. The awnings proposed are 4' in width and extend 97.5 feet, adding 292.5 square feet of structural coverage(2' of awning x 97.5'). This is a total of 928.5 square feet(1% of total) of additional structural coverage, or 16%where the existing percentage is 15%. Gundlach indicated that it isn't out of the ordinary for structural coverage variances to be granted for commercial properties. In fact, variances in the past have been granted to allow for up to 20% or 30% for commercial properties. Gundlach encouraged the Planning Commission to consider requiring the gravel parking area to meet the required setbacks of 20' to Shoreline Drive and 10' to Kelly Avenue in an PAGE 41 of 53