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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 commercial and industrial developinent will be controlled so <br /> as not to encroach upon or adversely impact 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 commercial center of Orono will continue to be the crossroads <br /> center of Navarre. This �area will provide sufficient opporhtnity for <br /> neighborhood retail and service businesses, plus adequate professional <br /> offices, to serve the needs of most Orono residents. Accessory fiinctions <br /> such as offices and owner-occupied living units or limited multi-faniily <br /> developments will be considered appropriate in or near the Navarre � <br /> commercial area. The scale and type of retail uses in a pedestriazi-friendly <br /> environment is the most important development parameter for the Navarre <br /> conunercial area. The City will encourage redevelopment of individual <br /> commercial 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 expat�ded use should be <br /> considered in determiiung whether the proposed use has the potetltial to become <br /> incompatible with the City's goals for Navarre or wifli 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 deterniined to be appropriate for the area, staff would <br /> make the following recorruiiendations with regards to the site plan and the site operation: <br /> 1. The proposed use should be required to incorporate a two-door system for all <br /> entrance and exit points, along with operational requireinents that such doors <br /> remain closed during tunes of musical or other noise producing entertainment, 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 functional separatian between the Narrows building and the <br /> adjoining service station does nofi decrease. <br /> 4. The proposed decorative walls surrounding the rear patio area should be <br /> acceptable subject to cont'irnlation by the applicant that they will not violate aily <br /> existing easemeiits. The proposed planier boxes require a variance as they are <br />