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) Rahn asked for confirmation if the overlook was formerly on the applicant's property. Ms. Van Dell acknowledged that it had been shown on the applicant's property. Rahn emphasized he felt the overlook was the most important part of the plan and needs to actually see the plan for it. Berg concurred with the overlook's importance and that in order to obtain the overlook/water feature the buildings may have to be moved back if unable to extend onto Outlot B. Rahn indicated that moving the buildings back could resolve a number of issues,pointing out that when land use decisions are not consistent, it creates a tough job for the Planning Commission. Chair Mabusth asked Rahn if he remembered that right at the beginning the City knew these two lots were going to be substandard. Rahn and Berg indicated they knew at least one lot was going to substandard but not two lots. Rahn stated he felt lot coverage is a more important standard and that he would really like to see some reduction in building size. Bremer questioned the applicant regarding the viability of making one of the buildings smaller. Mr. Trautz responded the limiting factors to a site are greenspace and parking, and they think the parking is more than their retailers will need, resulting in unused parking if built to the City Code. He suggested that if they are held to the greenspace requirement of 25% and limited by 60 parking spaces for Walgreens and then the 1 parking space per 150 s.f. applied elsewhere, then let the buildings fit in as they do. Berg remarked that it is the structural coverage/building size not parking space requirements which the Planning Commission is most concerned about. She acknowledged that greenspace and parking are part of the issue but repeated Bremer's question if the buildings need to be this size or could they be smaller. Mr. Trautz stated he understood the concern but that all the factors work together in determining the site design, usually with the focus on greenspace, screening, and parking, and the buildings fall into what space is left over. Bremer asked what is the level of tenant interest or commitment for retail space. Mr. Trautz advised that one tenant (coffee) has been lost over time and that marketing is now on hold until there is an acceptable site plan. He expressed their thinking that the project is more viable at the proposed building sizes as it will improve the tenant mix. Bremer further asked what tenant would replace the coffee tenant for use of the drive-through. Mr. Trautz replied they expect to have another less well-known coffee tenant, although a use like dry cleaning is possible. Bremer focused discussion on the traffic patterns and use of the driveways with the Walgreens drive- through and the access at Willow. Page 8 of 49