11-18-2013 Planning Commission Packet

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MINUTES OF THE ORONO CITY PLANNING COMMISSION Monday, October 21, 2013 6:30 o’clock p.m. _____________________________________________________________________________________ Page 3 of 42 Gaffron pointed out the location of the easement toward the back of the property. The currently proposed improvements and uses of the site do not appear to interfere with and are not impacted by those easements. The interior of the restaurant will have seating for approximately 86 people if the interior and exterior seating is included. The applicant’s architect has calculated that the shared restroom facilities would meet building code requirements for the occupant load of the building and this has been confirmed by the city inspector. As you enter the rear doorways, you can go either to the saloon or the restaurant. The applicant is also proposing to have a special event area in the basement for parties and meetings and would accommodate 20 to 30 occupants. In addition, the applicant is proposing a stairway or a lift down to the basement. Gaffron noted a number of evaluation criteria must be satisfied in order to approve a site plan review. Gaffron indicated Staff finds the following: 1. The use is compatible with the surrounding commercial district. 2. The site contains no unique natural features which would be impacted. There is no increase in hardcover proposed. 3. The proposed aesthetic improvements would complement the area and improve the visual character of the immediate commercial neighborhood. 4. The impacts of the proposal on vehicular and pedestrian circulation would be potentially magnified if parking demand exceeds supply due to success of the proposed use. 5. The potential new demands on services and infrastructure might include added demands on sewer system as well as added demands on parking availability. 6. The proposal would generally be in conformance with City plans for parks, streets, and walkways. 7. 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. 8. The proposed use has a potential if wildly successful to place some strains on parking convenience. 9. The Planning Commission should review the proposed exterior design and landscape plans for the patio area, including a dumpster location. 10. The Planning Commission should give consideration as to how or whether the proposed use might impact adjoining commercial uses as well as nearby residential uses. 11. The potential variance needs are outlined in Staff’s report. Staff finds that the proposed steak house restaurant use would appear to be consistent with the intent of the Comprehensive Plan to provide for commercial businesses that serve area residents. Item #01 - PC Agenda - 11/18/2013 Approval of Planning Commission Minutes 10/21/2013 [Page 3 of 42]