04/19/2004 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING MONDAY, APRIL 19, 2004 6:00 o'clock p.m. (#5. 04-2993 CHRIS VALERIUS, 2377 SHADYWOOD ROAD,VARIANCE, CONDITIONAL USE PERMIT—Continued) also stated the hardship was created by the loss of property to the city-owned parking lot and making the lot smaller. Chair Mabusth expressed her opinion that the property is quite small and difficult to consider a turn- around. Chair Mabusth invited public comments. Mark Pfleghaar, 3509 Ivy Place, asked for information about the percentages for the property, and secondly, pointed out pedestrian use in the parking lot from city park users. He believed that more traffic would be in the parking lot when trying to use the proposed drive-through lane or on-site parking spaces, which will be an increased hazard to pedestrians. Berg clarified the existing in/out lane and curb cuts will be used at the entrance of the parking lot. Ms. Valerius acknowledged the property next to them also has parking on site and has about 65% hardcover. Rahn asked for information regarding the greenspace, hardcover and structural coverage amounts. Gundlach advised that both proposed plans meet structural coverage requirements, noting the plan with the screened porch is about 1%more. The plan with the drive-through is nearly 56%hardcover when 35% is normally permitted in the 500'-1000' zone, and then assumes the remainder is greenspace. The plan without the drive-through is 34.4%hardcover and meets the 35%hardcover requirement. She illustrated the two plans' differences in hardcover and greenspace. Ms. Valerius requested the hardcover percentage for Snyders Drug across the street from their property, mentioning that the Snyders Drug site has a very small amount of greenspace with a drive- through. She also referred to the previous discussion with Reliance Development who is proposing two drive-throughs with less greenspace as another example of drive-throughs in Orono with smaller amounts of greenspace. Chair Mabusth acknowledged that there were structural excesses on the Snyders Drug site but could not recall the hardcover/greenspace calculations. Gundlach clarified the Stonebay Marketplace/Reliance Development proposal is not within the Shoreland Overlay District, which is a substantial reason for the different, comparative hardcover requirements, as well as meeting a 25% greenspace requirement and that the application is a PUD. Ms. Valerius stated their application does meet the 25% greenspace requirement. Chair Mabusth asked the applicants to discuss the plan without the drive-through feature. Ms. Valerius explained it basically is an alternative plan if the drive-through is not allowed. Page 25 of 49