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` ,��I(`v��-,-o � ` \\�� <br /> �% I � �.� <br /> / �� <br /> ,/�O O ,, <br /> ' CITY of ORONO � <br /> ,� �,, ��� <br /> d. <br /> i'1� �' <br /> `�,�''�'+, <br /> \�� G'�ii RESOLUTION OF THE CITY COUNCIL <br /> \��kESH����'/ NO. � � � � <br /> `'_—-� <br /> 3. The Planning Commission reviewed the application for variances and recommended <br /> denial by a vote of 7 to 0 based on the following findings: <br /> : A. The City created the B-6 zonina district specifically for the commercial areas <br /> on the north side of Highway 12. The district was developed to limit the <br /> intensity of retail uses, and to provide for uses that are compatible with the <br /> residential uses to the north. <br /> B. Both lot 1 and lot 2 of the Otten property are zoned B-6. This is a large <br /> amount of property, the development or redevelopment of which will have <br /> a substantial impact on the character of the Highway 12 area. <br /> C. Any changes to the PUD, or to the zonin� of the property to add new <br /> permitted uses needs to be done carefully, and in a way that ensures the use <br /> of the property fits into the City's plans for the broader Highway 12 area. If <br /> the property is opened to all B-1 uses,the property could be changed to a mix <br /> of uses that is incompatible with,or detrimental to,the plans for the Highway <br /> ' 12 area. <br /> D. The Planning Commission has recommended approval of a concession stand <br /> style restaurant for the property to include a concession stand that is located <br /> within the retail and garden portion of the building. The concession stand <br /> operates �vith a limited menu and is open generally at 8:00 a.m, and closes <br /> one hour before the nursery closes. The area where this use operates is <br /> approximately 900 s.f. in area. A total of 10 tables and 44 chairs aze located <br /> neYt to the concession stand. <br /> E. In 1996 the City of Orono removed Class I restaurants as a permitted use in <br /> the B-6 district. <br /> F. Any proposed uses not cunently permitted within the PUD document can be <br /> reviewed independently as an amendment to the existing PUD. Parking on <br /> the site, access, and other site plan issues should be considered when <br /> reviewing a use that is not permitted in the Highway 12, B-6 District. <br /> Page 2 of 3 <br />