03/15/2004 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday, March 15, 2004 6:00 o'clock p.m. (#3. #04-2974 RELIANCE DEVELOPMENT COMPANY, "STONEBAY MARKETPLACE", NORTHWEST QUADRANT HIGHWAY 12/WILLOW DRIVE [OUTLOT A, STONEBAY" COMMERCIAL SITE PLAN REVIEW, REZONING, COMPREHENSIVE PLAN AMENDMENT, AND SUBDIVISION-Continued) Gaffron stated that site plan issues discussion could be postponed to a future meeting. There were no public comments. In regards to the March 1, 2004 letter, Mabusth reiterated the Commission's continuing concerns about the lack of adequate parking felt necessary, the need to take advantage of providing a view of the pond with windows and everything facing "in" and how plans from the applicant never seem to incorporate the Commission's concerns. Mabusth continued stating that the Commission has accepted the 60-stall Walgreen parking allotment reorientation of entry to the southwest side. Gaffron confirmed that is correct for that lot, but for the balance of the site, city code for parking requirements would prevail. Chair Smith asked what is currently allowed on this site according to the current Comp Plan. Gaffron responded that the use is currently for professional offices with ancillary retail that would support the office use, such as a coffee shop. Gaffron continued stating when the applicant came to the city with primarily a retail plan with two thirds of the site being retail, that resulted in the need for a Comp Plan Amendment. Walgreen's is more than one-third of the site. The bank would be considered office under current code. Chair Smith asked what would be acceptable under the current Comprehensive Plan language. Gaffron responded no more than one-fourth can be retail, in his opinion. Chair Smith stated the question for the Commission is whether to deviate from what the Comp Plan calls for which is office and ancillary retail versus more retail and some office. Gaffron responded that is correct. Chair Smith stated that what the applicant proposes makes some sense for the neighborhood. Chair Smith always wanted to see it be more in-service and more related to the rest of the Stone Bay development than is currently proposed. Chair Smith agrees that the March 1, 2004 letter lays out criteria that meet her desires. Chair Smith asked the members if there is a compelling reason to move away from the Comp Plan or should they stay with what was put in the plan not that long ago. If the decision is not to move away from the current plan, then the city should wait until an applicant comes before the city with the current use as directed in the Comp Plan. Page 5 of 48