04/19/2004 Planning Commission Minutes

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4` MINUTES OF THE ORONO PLANNING COMMISSION MEETING MONDAY, APRIL 19, 2004 6:00 o'clock p.m. (2. #04-2974 RELIANCE DEVELOPMENT COMPANY, LLP, "STONEBAY MARKETPLACE," NW QUADRANT HWY 12/WILLOW DRIVE, COMMERCIAL PUD DEVELOPMENT—Continued) Gaffron stated the current plan includes three buildings, one for a 14,820 s.f. Walgreens and two other retail buildings at 8,970 s.f. and 4,960 s.f. with a total of 28,750 s.f. on a site of 3.69 acres, or 17.9% of the site. Green space is 26%, excluding trails, which met the city's 25% goal. Gaffron reported the building orientations have been revised per Plan#25 to create a friendlier entrance from Kelley Parkway, the site's primary access, with a right in/right out entrance at Willow and no access onto Hwy 12. The primary facades and parking areas are not aimed at the residential portion of Stonebay in keeping with the Stonebay developer's request. Gaffron stated the site circulation plan vastly improved providing adequate building separation from the intersection to maintain an open feel while providing substantial green islands within the parking area, concluding the circulation works very well. Gaffron pointed out one of the goals of the Comprehensive Plan Amendment and March 1, 2004 letter from Orono to the developer is met with the westerly building now oriented to take advantage of the stormwater pond as an amenity. The applicant is now proposing landscaped public terracing near Kelley Parkway overlooking the pond though it is within Outlot B, dedicated by MnDOT for stormwater pond use. He indicated MnDOT would need to confirm if there is any problem with the terrace being located within Outlot B. One setback variance is needed for Revised Plan#25, which is a 20' setback (35' is standard) to the westerly lot line. Gaffron advised that staff supports the slight encroachment of the westerly building upon the westerly required setback, as the westerly lot line does not abut a road or an adjacent building site. Gaffron explained the site will have two 'drive-throughs' —one for Walgreens and one serving food- oriented type use in the westerly end unit of the middle building, illustrating these areas on the overhead map. Gaffron indicated the application generally conforms to the Council-approved language of the Comprehensive Plan amendment. Gaffron summarized the plan's conformity to several B-6/PUD standards: 1. Allowed Uses—proposed buildings and site layout would reasonably accommodate many of the individual uses on the proposed list of allowable uses. 2. Lot Area &Width—proposed preliminary plat creates two lots: Lot 1=1.98 acres/370', and Lot 2=1.71 acres/135'. Both lots are slightly undersized in area; however, the 3.69- acre site is limited and as no additional land is available, staff recommends approval of lot area and widths as proposed. 3. Setback— Setback requirements conform, noting required setbacks are based on the B-1 retail standards, which are more appropriate than the B-6 office standards for proposed retail uses. 4. Site Drainage—Drainage plan includes catch basins and storm sewers that will discharge into the adjacent Stonebay development regional pond. Page 2 of 49