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#OS-3121 <br /> June 15,2005 <br /> ' Page 13 of 14 <br /> "6. Commercial and industrial development will not be permitted <br /> to adversely affect neighboring residential property. The location, scale <br /> and types of conullercial and industrial development will be controlled so <br /> as not to encroach upon or adversely iinpact the primary residential land <br /> uses in Orono. Wherever possible, natural land forms or buffers will be <br /> required between different land uses." <br /> Additionally, the Land Use Plan section regarding Urban Conunercial Land Use makes <br /> the following statement regarding Navarre: <br /> "The major conunercial center of Orono will continlie to be the crossroads <br /> center of Navarre. This •area will provide sufficient opporhinity for <br /> neighborhood retail and service businesses, plus adequate professional <br /> offices, to serve the needs of most Orono residents. Accessory functions <br /> such as offices and owner-occupied living units or limited multi-family <br /> developments will be considered appropriate ii1 or near the Navarre <br /> commercial area. The scale and type of retail uses in a pedestrian-friendly <br /> enviromnent is the nzost important development paraineter for the Navarre <br /> conunercial area. The City will encourage redevelopment of individual <br /> conunercial sites in Navarre to allow for an expanded range of <br /> neighborhood services and local small business opportunities." <br /> The possible regional draw of the entertainment aspects of the expanded use should be <br /> considered in determining whether the proposed use llas the potential to become <br /> incompatible with the City's goals for Navarre or with the surrounding residential <br /> development. The expansion may push the size or magnitude of the use beyond the scale <br /> that is compatible with the surrounding neighborhood. <br /> If the scale of the proposed use is determined to be appropriate for the area, staff would <br /> make the following recoirunendations with regards to the site plan and the site operation: <br /> 1. The proposed use should be required to incorporate a two-door systein for all <br /> entrance and exit points, along with operational requirements that SL1C�1 doors <br /> remain closed during times of miisical or other noise producing entertaimnent, to <br /> minimize or eliminate noise impacts to the surrounding neighborhood. <br /> 2. The proposed vestibule that would extend into the City's sidewalk easement <br /> should be denied, and a similar vestibule should be developed within the walls of <br /> the existing building. <br /> 3. The proposed kitchen expansion at the NE corner of the building should be <br /> redesigned to be offset at least 5' westward along the north side of the building, so <br /> that the visual and fiuictional separation between the Narrows building and the <br /> adjoining service station does not decrease. <br /> 4. The proposed decorative walls sunouiiding the rear patio area should be <br /> acceptable subject to confirmatioii by the applicant that they will not violate any <br /> existing easements. The proposed planter boxes require a variailce as they are <br />