01/17/2006 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Tuesday,January 17,2006 6:00 o'clock p.m. (#06-3173 INDUSTRIAL DISTRICT ZONING STANDARDS, CONTINUED) occasionally need to determine whether a specified use fits within the district, with uncertainty being resolved by the City Council. This approach would be an informal appeal process rather than the formal zoning appeal process required for other types of disputed decisions. Grittman noted other revisions were made to the language relating to, one, large group assembly; two, an increase in the allowable minimum building coverage from 30 percent to 35 percent for lots of three acres or less; and three, a more general outline of good design rather than merely listing specific materials as part of the revision to the building design and construction section. Grittman stated a series of changes were also made to the language regarding parking standards. The proposed ordinance includes a clause that allows for off-site parking provided that the applicant shows that the parking area is under control of the applicant through ownership, a long-term lease or easement, or a short-term lease upon Council approval. The new ordinance also establishes setbacks for parking areas that vary based on the location of the parking area in relation to the public street. In addition,the new amendments maintain the current requirement that parking be set back from the existing building to accommodate a 10-foot wide landscaping strip. An alternative has been offered that provides for the elimination of this strip in back areas where the applicant demonstrates that the parking area is completely screened from the public right-of-way. The proposed amendments also incorporate additional design requirements into the parking regulations section of the Industrial District. Grittman stated the last changes relating to loading, lighting and signage. The revised ordinance revises the standard for loading requirements by specifying that loading dock facilities are internal to the building; although the truck itself may be in an outside berth. Grittman indicated some specific requirements for lighting within the industrial area have been added as well as a section on signage,which establishes a signage requirement for the district that allows one 15-foot high sign per building,plus one tenant identification sign on the wall of the building per tenant. The regulations are written to allow 32 square feet of wall signage per tenant; however, larger tenants can display more than this. Grittman stated the next section of their report covers some amendments to various sections of the City's Zoning Ordinance and that the proposed language is contained in the report as well. Bremer noted this ordinance amendment is still preliminary and that the City Attorney would need to review the proposed changes,particularly the large group assembly issue. Jurgens stated it was his recollection at the last work session they had discussed different ratios to building height. Jurgens stated he prefers the area ratio language rather than a straight percentage because in his opinion it helps to control massing. Bremer pointed out the buildings in the industrial district are typically flat roof structures,but that she does understand Jurgens' concern. Leslie stated in the first work session they had discussed finished material on light poles being dark, and inquired why that language is not included in this draft. PAGE 2