02-16-2016 Planning Commission Packet

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Tuesday,January 19,2016 6:30 o'clock p.m. within an existing vacant building previously used for a Snyder Drug pharmacy and retail store. A condition of the use requires 600 feet of lot area per person to be accommodated as well as a 35-foot setback from the side property line. The property would allow for 3,762 square feet per patient and the closest side lot line is 51 feet away to the north. The applicants are proposing to employ a staff of up to 18 and to provide 24-hour care for up to 22 patients. The Planning Commission should look at what the Comprehensive Plan has to say about the proposed use for this zone. The Community Management Plan identifies the subject property as a potential mixed use site, suggesting density in the 4-15 units per acre range. The plan suggests that senior assisted living is a desirable use for the B-4 district. The Planning Commission should consider whether the proposed use is consistent with the CMP. The property is served by municipal water and sanitary sewer. An existing 6-inch water service from Olive Avenue will be retained. Sanitary sewer is provided through a 6-inch pipe also to Olive Avenue. Preliminary estimates suggest the system is more than adequate,but a certified analysis of the sanitary sewer capacity will need to be completed prior to placing this item on the Council agenda. The adjoining properties to the north and northwest are residential and commercial to the south and southwest. The proposed use is consistent with the Comprehensive Plan. Site improvements include adding new windows to the north, east, and west elevations,the existing block, brick, and stucco finishes will be retained. Some landscaping will be completed in the spring. A path between the subject property and Olive Street exists. The applicant is not proposing to remove that. The applicants are not proposing any additional lighting. An existing dumpster enclosure is not shown on the plans. The survey should be updated to show this enclosure,the trail, and all other improvements prior to this item being placed on the Council agenda. Further, any new roof mounted units should be screened from view from the adjacent intersection of County Roads 15 and 19 to maintain the screened character of the building. The site provides 60 parking spaces. The zoning ordinance does not prescribe a number of spaces for nursing homes. For hospitals,the ratio is one stall per three beds or eight spaces based upon the 22 patients. Portions of the parking lot are shared with the Culvers Restaurant and are frequently used. As a result, there are approximately 42 spaces available. Barnhart stated based on Staff's analysis,the proposed use seems appropriate. Thiesse asked if the City is opening itself up to having something there that the City does not desire if this business is not successful. Barnhart stated the property owner has the same concern and that he would be willing to withdraw his conditional use permit application if it appears the rezoning will not be approved. Barnhart stated generally a conditional use permit cannot be conditioned upon a rezoning of the property. Lemke asked if nursing home use is not permitted at all in the B-5 district. Page 13 of 30