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MINUTES OF THE ORONO. CITY COUNCIL MEETING Monday, March 13, 2006 7:00 o'clock p.m. • (7. #06 -3173 CITY OF ORONO — ORDINANCE AMENDMENT: INDUSTRIAL DISTRICT ZONING STANDARDS, Continued) and objectives. Gaffron stated the people who reviewed this ordinance preferred the more subjective language. Acting Mayor White stated the concern was with outpricing the market. Moorse pointed out the language allows a property owner to come in with a request for a conditional use permit. Moorse stated under'the CUP process, there is enough flexibility to have something that would work within the industrial zone. Murphy stated Orono's industrial area is rather limited and that they have not had standards well developed or defined, which is the reason for this ordinance. Murphy stated he does not want to apologize for doing the best job the City can in making sure the standards set an appropriate tone for what the City envisions for that area. McMillan noted there is residential to the west and to the south, with a highway between, but that the ordinance is being sensitive to the surrounding area, which is another reason to have this standard included. Greg White stated he is not interested in seeing a substandard development in this area but that it may impact potential buyers as well. White stated there are so many uncertainties and ambiguities that it is • impossible to plan for an economic development that makes sense. White stated if the entire industrial district is looked at, the undeveloped 11 acres the architectural standards apply to do not make economic sense for an industrial park. White stated they are the highest standards for a property that typically does not attract the higher paying tenants that an office park would. Greg White indicated this language would put the property owners in a very difficult position of knowing that the written standard is not economically feasible but that a conditional use permit may be something that is economically feasible within the permitted uses of the district but that the city council is the deciding body. White stated in his opinion it is too uncertain and too subjective. Murphy stated he appreciates Mr. White's opinion but that he is comfortable with the language being subjective. Murphy stated the Council should be able to take other things into consideration when making a decision on a particular application. Greg White stated the architectural standards are very specific. Mark Shooney, Ryan Companies, stated they see it as a first -class industrial park but that Greg White has made a valid point and that the site is designed more toward lower -end rent payers. Shooney stated it is a materials issue and that the materials being specified are utilized more for higher payingrenters. Shooney indicated his struggle with the current language is the prescribed materials, which limits a design effort and places economic burdens on the developer. Shooney noted 67 percent of the building has to be made out of brick, stucco or stone, which are typically not industrial materials. McMillan inquired what a reasonable threshold would be. PAGE 22 of 27 •