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. (2. #04-2974 RELIANCE DEVELOPMENT COMPANY, LLP, "STONEBAY MARKETPLACE," NW QUADRANT HWY 12/WILLOW DRIVE, COMMERCIAL PUD DEVELOPMENT—Continued) Gaffron referred to his staff report comment regarding the characterization on the plans of the non- Walgreens buildings has changed from a 5,000 s.f. `Bank' and 10,000 s.f. `office/retail' to two buildings totaling 13,930 s.f. shown as `retail.' He suggested that this is a reflection of the developers' real expectation of the site will be mostly retail and asked the Planning Commission to keep this in mind. Because of the parking limitations imposed by the overall square footage of retail space on the site, Gaffron noted that the potential for a future family restaurant opportunity is unlikely. He explained the food uses on the site will likely be `fast casual'. Gaffron asked the Planning Commission to carefully review whether the 20'-40' separation of the buildings, and/or the building design detail, is adequate to break up of what might be seen from certain angles as a single 250' wide strip mall. He emphasized this is a critical factor in the site's visual impact. The Preliminary Plat approval with its two-lot layout and separate ownerships is not a problem according to Gaffron. In conclusion, Gaffron presented a list of about fifteen(15) Issues to Address for the Planning Commission to consider at this time. Gaffron summarized that, while staff is more comfortable with this plan than early plans, there are a few things missing. He recommended the Planning Commission table the matter until the missing items are submitted to the City and that the Engineer and Planning Consultant have an opportunity to complete their reviews. Chair Mabusth invited the applicant's engineer, Vicki Van Dell, to comment. Ms. Van Dell presented a summary of issues,beginning with the lot coverage issue. The applicant's position is that they exceed the greenspace standard, there is more than enough parking from a retailer's perspective and there is not too much building on this site. Secondly, Ms. Van Dell explained they had shifted the parking and buildings over to the west and closer to the pond resulting in more greenspace on the eastside. Previously, the site fit into setback requirements but with the latest shift to the west to provide more green along Willow, a 20' west side setback for the westerly building is requested. Ms. Van Dell stated the trash enclosures will be completely screened and elevations will be submitted. She indicated the applicant wanted to get several issues in front of the Planning Commission quickly, and after Planning Commission direction, the applicant will submit perspective drawings, colored elevations and showing loading berths on the backs of buildings. Ms. Van Dell stated that adding some more trees along Willow and Hwy 12 will make the site look good and not impede visibility too much. Page 4 of 49