07-16-2007 Planning Commission Packet

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Y �, FILE#07-3303 July 16,2007 .. Page 5 of 5 Building Desi�n and Materials: Is the design of the buildings appropriate? Are the materials acceptable alternatives to the listed materials? " Conformitv with the B-4 District Standards: The proposed development requires variances from several significant zoning district standards, including setbacks,hardcover, structural • lot coverage, number of parking stalls, and even lot size. Except for the number of parking spaces,the need for variances is created by the applicant's attempt to develop the site in a � PUD context but under standard platting and zoning ordinances. The two do not mix. While the site layout or one similar to it may ultimately be deemed as reasonable,the variety of variances associated with the proposal is of a magnitude that can't be supported by staff. Under standard platting, which is the only process available for this site, each lot must stand on its own, meeting the standards for lot area, hardcover, lot coverage, setbacks, etc. as well as the limitation of one principal structure per lot. Under a PUD process (which Orono's ordinances do not provide for the Navarre commercial area)the entire site would be reviewed as a single entity, and the standards would be applied to the site,not each individual lot. The B-4 standards do allow for shared parking on adjoining(commercial) lots. Staff Recommendation Planning staff recommends that the Planning Commission review and comment on the following policy issues: l. Proposed use of residentially zoned portion of property for commercial parking area and stormwater management. What are the ramifications of rezoning the back portion of the property from LR-1B to B-4? Would PC support such a rezoning? It would have to be accompanied by a Comp Plan Amendment... 2. General site layout, including the extensive grading,virtually total tree removal, etc � 3. Building design and materials 4. Conformity with B-4 District and related zoning standards. Absent zoning code allowances for commercial PUD development in the Navarre area,will Planning Commission support any deviation from the B-4 standards (note that hardcover and lot coverage are calculated by the architect on Sheet A1.0 for the entire site, not lot-by-lot). 5. Note that the City attempted to create a Commercial PUD ordinance for the Navarre area nearly 5 years ago,but it did not move forward because the conclusion was that such an ordinance should follow,rather than precede, a comprehensive study of zoning and future redevelopment/investment in Navarre; such work is underway, but not proceeding so quickly as to assist this developer. Does Planning Commission have any comments on this?