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MINUTES OF THE <br /> ORONO PLANNING COMMISSION MEETING <br /> Monday,June 19,2017 <br /> 6:30 o'clock p.m. <br /> Chair Thiesse opened the public hearing at 7:12 p.m. <br /> There were no public comments regarding this application. <br /> Chair Thiesse closed the public hearing at 7:12 p.m. <br /> Lemke and Thiesse stated the request makes sense. <br /> Lemke moved,Landgraver seconded,to recommend approval of Application No. 17-3943,All <br /> Energy Solar on behalf of Larry Baran,480 Stubbs Bay Road North,granting of a variance. <br /> VOTE: Ayes 6,Nays 0. <br /> 5. 17-3944 WESTWOOD PROFESSIONAL SERVICES ON BEHALF OF UGORETS, <br /> 8098,LLC,2520 SHADYWOOD ROAD,ZONING CHANGE AND MASTER PLAN REVIEW, <br /> 7:13 P.M.—8:25 P.M. <br /> Tom Goodrum, Westwood Professional Services,and Alex Ugorets, Applicant, was present. <br /> Barnhart stated the applicant is requesting a zone change and a master concept plan approval to permit <br /> construction of a 40-unit condominium building on 3.11 acres to the south of the Freshwater Business <br /> center. In addition, the applicant is requesting the property be rezoned to RPUD. An RPUD allows some <br /> flexibility in land development and redevelopment and helps preserve desirable site characteristics and <br /> open space. The condominium building as proposed consists of four stories with a defined height of <br /> 48.8'. Site improvements include underground and surface parking. <br /> The property is currently zoned B-4 Office Professional but is guided in the Comprehensive Plan for <br /> mixed use with a prescribed density of 6-15 units per acre. The proposed use is consistent with the <br /> Comprehensive Plan. The proposed density is 15.63 units per acre, which is just above the guided upper <br /> threshold for density contained in the Comprehensive Plan. <br /> The proposal provides 84 parking spaces,with 51 of those spaces being located under the building and 33 <br /> surface spaces. Given that ratio,the City's parking requirements are met. Proposed hardcover on the <br /> property is not an issue. <br /> The building is intended to be a 40-unit condominium building,which is different from what was <br /> presented at the sketch plan review. The applicant has indicated that condominium buildings require <br /> higher ceilings, which has increased the height of the building. At the time of the sketch plan review,the <br /> applicant was advised that the Planning Commission and City Council felt 30 feet was an appropriate <br /> maximum height. Currently the proposed height is 48.8', but the southern third of the building, closest to <br /> Shadywood Road, will be 36 feet in height since it does not include the penthouse. The defined height <br /> may change since Staff measures height from the existing grades to the top of the building. <br /> The applicant has prepared a traffic analysis which suggests the development will generate 232 trips per <br /> weekday; 18 trips in the morning peak hour and 21 trips in the evening peak hour. Overall,the <br /> development will increase traffic in the area about three percent. It should be noted that from a use <br /> standpoint,the proposed residential use will have a lower impact on the traffic compared to other possible <br /> Page 7 of 17 <br />