10/18/2004 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday,October 18,2004 6:00 o'clock p.m. (#04-3062 John Terrance Homes,Continued) Gaffron stated the applicants are requesting an amendment of the Stonebay RPUD for changes to the condominium("Lofts")building and site plan, final site plan and building plan approvals as well as final plat approval for Outlot E as a single 2.5 acre lot for the condominium building. Gaffron noted a couple of years ago the entire Stonebay project was granted general development plan approval with some clauses in the development agreement requiring that a certain process had to be followed in the event of modifications. Gaffron noted some areas of the project have never been finalized. The primary changes to the Lofts building include: 1. Main building peak height is higher than originally proposed and is currently proposed somewhere between four feet and potentially as much as seven feet above the approved peak elevation. 2. The two buildings previously connected only by the underground parking level have been connected above ground by a central core which provides space for a variety of facilities and amenities for the residents. The applicants are now proposing a single L-shaped building. The central core includes a tower with peak height of 1084.4' or 10' above the peak of the main roofline. 3. The originally approved building was 80 feet from the west lot line with porches 72' from that line. The new plan has the building and porches at 74'. 4. The elevation plans have been revised significantly to incorporate different amounts and locations for the usage of cultured stone,horizontal lap siding and other facade elements. Gaffron stated although the plan has been modified,the same number of units are being proposed and the shape of the building remains essentially the same except for the connection of the two buildings. While the Lofts remain at a total of 62 owner-occupied units,the building now will have a visual front (south) facade of 370' and an east façade of about 236'. The southeast corner will include a tower feature extending 10 feet above the main roof system peak. The building will also have essentially flat facades with three-level deck bump-outs,providing some visual relief. Gaffron indicated the central core area provides space for a number of amenities not provided in the original concept. The site circulation has not changed, with access to the garages and the exterior parking layout remaining as originally approved. Retaining walls are still being proposed along the north wall of the west wing and the northerly three sides of the north wing. Gaffron indicated these walls are necessary to accommodate walkout access and an exterior perimeter sidewalk. Gaffron stated the Lofts building was originally granted a variance to the 30' RPUD height limit, allowing a 38' defined height. The new proposal has a majority of the overall roof peak at an elevation of 1074.4' or about 7.6 feet higher than what was originally approval. This is due in part to the increase in ceiling heights from 8' to 9' on all three levels of the building and the need to have a minimum garage floor elevation of 1020' as a result of final grading/stormwater system overflow parameters for the development. The applicants have suggested grading three feet higher against the south facade. Gaffron stated he has concerns regarding the area between the parking lot and the PAGE 35