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) Gundlach confirmed the city does not have an easement over the 5' area. Jurgens questioned the depth of parking and relationship to the City's standards. Further, he asked for a grading plan for stormwater management. Mr. Fisk reported they had met with the MCWD who indicated no changes were necessary to the plans as shown. Currently, there is no curb and gutter on Lyric Avenue and all the city water drains into the subject property now leaving a visible waterway. He reported City staff advised curb and gutter would be necessary on the blacktopped drive-through, which is what is shown on the plans, though Mr. Fisk indicated they would prefer not to have curb and gutter. Jurgens acknowledged the site is very small for a drive-through but sympathized with the applicants whose plans are very similar to the neighborhood businesses and other sites around it. He believed it to be in keeping with the nature of the Navarre neighborhood, with its smaller sites and reduced greenspace. Bremer concurred with Jurgens, especially the suggestion for using pavers for a drive-through alternative. Partially she based her viewpoints on the fact that the use is appropriate for the neighborhood and would like to see the business there and be successful. Bremer observed that a coffee business with a drive-through is what the city was looking for at the Stonebay Marketplace/Reliance Development as an attractive concept. She commented the applicants might have to seriously consider how important the drive-through is to the business or consider a different location that would support a drive-through. She agreed with Jurgens that the applicants could make it more tasteful such as using pavers as an alternative to make it look less like a parking lot. Bremer relayed her opinion that the concern over what is proposed on this site is already what the Navarre neighborhood looks like, recognizing that going down the slope too far will require stopping it at some point. She stated she thought the subject property is unique in the sense it would provide the city the opportunity to stop it right there, making everything from there on to be more responsible and more environmentally conscious. Further, Bremer noted the greenspace coverage is better than expected. She concluded she was in favor of the drive-through concept if it is economically necessary and viable to run the business. Likewise, she agreed that unfortunately when it was constructed, it now is in a bad location for the applicant. Bremer stated she liked the plan aesthetically and having a porch in a coffee house is good, supported Jurgens idea to replace the screened porch on another side of the building and avoid the lot line setback issue. Jurgens added he viewed this business as being a transition business between the park and residential area and the business area. According to traffic studies they conducted, Mr. Fisk explained the intended traffic pattern would bring cars along the drive-through to the order window allowing for stacking in the drive-through and not on the street or backing up to the intersection. He also describes existing parking problems behind the Narrows with cars backing up onto their property. He concluded their plan does address traffic issues and achieve a steady traffic flow with the drive-through. Mr. Fisk concurred that pavers was a good idea and could be an aesthetic improvement. Page 27 of 49