09-16-2013 Planning Commission Packet

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday, August 19 2013 6:30 o’clock p.m. _____________________________________________________________________________________ Page 3 of 28 stalls would be needed to serve both the existing Narrows Saloon and proposed steak house based on the City Code requirement of one stall per 80 square feet. It is Staff’s belief that the proposed use is compatible with the surrounding commercial district. In addition, the site contains no unique natural features which would be impacted and no increase to the hardcover is being proposed. It is also Staff’s belief that the proposed aesthetic improvements would complement the area and improve the visual character of the immediate commercial neighborhood. Gaffron displayed a color sketch of the front and back areas of the Narrows Saloon and Narrows Steak House. The applicant is proposing the trash bin will be enclosed but the exact location of that enclosure has not been identified at this point. The majority of the trash containers in the area are not enclosed. Gaffron stated the impacts of the proposed use on vehicular and pedestrian circulation would be potentially magnified if parking demand exceeds supply due to success of the proposed use. It is Staff’s belief that the potential new demands on services and infrastructure might include added demands on sewer system, added demands on parking availability, but whether such demands may be excessive is worthy of additional analysis. Further, the proposed restaurant use is located in one of the few areas of Orono where a Class II restaurant would be allowed under the CMP. Gaffron noted the proposed use has a potential, if highly successful, to place some strains on parking convenience. It is Staff’s recommendation that the Planning Commission review the proposed exterior design and landscape plans for the patio area, including dumpster location. The Planning Commission should also give consideration as to how or whether the proposed use might impact adjoining commercial uses as well as nearby residential uses. Back in 2006, when the Narrows Saloon application was approved, a number of conditions were required. The proposed steak house use is not intended to have live entertainment, but may impact or be impacted by the saloon use. The proximity of the steak house to the saloon and the shared facilities and party wall may present some issues relative to noise levels or other impacts. Gaffron noted Staff’s report contains six conditional use permit conditions relative to the Narrows Saloon under its current conditional use permit. If the proposed steak house use is determined to be appropriate for the area, Staff would make the following recommendations with regards to the site plan and the site operation: 1. A more detailed plan for the proposed outdoor dining area should be presented. The applicant has advised Staff that the layout depicted on the survey and on the architect’s drawings are not complete as he intended and somewhat conceptual in nature. The Planning Commission should consider whether the proposed landscaping plan at the rear of the building is acceptable as a barrier or buffer to the parking lot and/or the residential neighborhood to the northwest, if such barrier or buffer is needed. 2. The Planning Commission should consider whether the proposed exterior seating at the rear of the building is appropriate for the B1 District and under what standards or limitations such use should be allowed. Potential limitations or conditions could address appropriate numbers and location or seating in relation to lot lines, easements, building walls, etc., and hours of allowed outdoor seating use, lighting of outdoor seating, fencing for outdoor seating, the use of umbrellas Item #01 - PC Agenda - 09/16/2013 Approval of Planning Commission Minutes 08/19/2013 [Page 3 of 28]