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HomeMy WebLinkAbout05/19/2008 Planning Commission Minutes MINUTES OF THE ORONO PLANNING COAZNIISSION MEETING Monday,May 19,2008 6:00 o'clock p.m. ROLL The Orono Planning Commission met on the above-mentioned date with the following members present: Chair Ralph Kempf, Commissioners Dick Kroeger,Tess Rice,Kim Kang, and Jaye Ann Zullo. Representing Staff were Finance Director Ron Olson,Assistant City Administrator for Long-Term Strategy Mike Gaffron,Planner Evelyn Turner,and Recorder Jackie Young. Council Member Jim Murphy was present. Commissioner Jon Schwingler arrived at 7:10 p.m. Chair Kempf called the meeting to order at 6:04 p.m., followed by the Pledge of Allegiance. CONSENT AGENDA Item Nos. 5 and 7 were added to the Consent Agenda. Kang moved,Kroeger seconded,to approve the addition of Item Nos. 5 and 7 to the Consent Agenda. VOTE: Ayes 5,Nays 0. Chair Kempf opened the public hearing at 6:10 p.m. There were no public comments regarding Applications#08-3359,#08-3362,and#08-3361. Chair Kempf closed the public hearing at 6:10 p.m. Kempf moved,Rice seconded,to approve the Consent Agenda as amended. VOTE: Ayes 5, Nays 0. *1. APPROVAL OF PLANNING COMMISSION MEETING MINUTES OF MARCH 17, 2008 Kempf moved,Rice seconded,to approve the minutes of the March 17,2008,Planning Commission meeting as submitted. VOTE: Ayes 5,Nays 0. OLD BUSINESS 2. #08-3351 BARRY TANNER ON BEFIALF OF BROOK INVESTMENT GROUP,LLC, B-1 ZONIlVG DISTRICT,ZOIVING CODE AMENDMENT,6:13 P.M.—6:16 P.M. Turner stated this application was reviewed by the City Council and requested that the Planning Commission develop some conditions for the proposed uses. This item was discussed at the Planning Commission work session. Staff is requesting that the Planning Commission review the Planning Commission Report from the work session. Kempf noted that Planner Turner was not able to find much information from other cities on this type of zoning code amendment. PAGE 1 MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday,May 19,2008 6:00 o'clock p.m. (#08-3351 BARRY TANNER ON BEHALF OF BROOK INVESTMENT GROUP, CONTINUED) Turner noted Staff's report and the recommendation of the Planning Commission would become part of the public record. There were no public comments regarding this application. Kroeger moved,Rice seconded,to authorize the chair of the Planning Commission to sign the Planning Staff inemorandum and forward the recommendations to the City Council. VOTE: Ayes 5,Nays 0. NEW BUSINESS 3. #08-3357 ALONZO &RENEE SERAN,4099 ffiGHWOOD,VARIANCE,6:17 P.M. — 7:02 P.M. Alonzo and Renee Seran,Applicants,were present. Turner stated the applicants are requesting approval of a revision to the previously approved structural coverage variance to allow the existing garage/shed to be replaced by an attached garage/entry of the same size; a revision of the previously approved hardcover variance to have 49.1 percent hardcover in the 75-250 foot zone when 49.3 percent was allowed and the normal maximum is 25 percent; and a side setback variance to place the garage nine feet from the northwesterly property line when a 10-foot setback is required. A variance to allow the proposed garage to have defined height of three stories(a basement with garage and living space above)is also requested. A structural coverage variance was granted in 1995 to allow construction of a replacement residence while retaining the existing garage. The applicants are not proposing to increase the structural coverage with this project. The house is located 6.4 feet from the side property line when 10 feet is required. There is no formal storm drain for Highwood Road. Runoff from the west flows across this property to the lake. One of the owners' goals is to channel this runoff along the southwesterly property line without causing water problems for the adjacent house. The City Engineer feels the overall concept to correct the drainage is workable but that there should be additional space along the west lot line to handle the drainage. It appears the adjacent property does not have the swale that was part of its approved grading plan. There was an 8-inch and a 4-inch drain tile under the swale. These drain tile have been plugged or removed so the applicants'property receives all the road drainage. Staff is attempting to deternune the status of the drain tile. In addition, Staff recommends the Planning Commission discuss whether the variance for the number of stories being proposed can be eliminated. In order for the garage basement to not be considered a story, the garage floor would have to be lowered about three feet. To stop water from running down the driveway into the garage,there would need to be a low point in the driveway lower than the garage floor,making the grade of the driveway exceed the usual maximum of 10 percent. Removing either the basement or the level above the garage would eliminate the variance. PAGE 2 MINUTES OF THE ORONO PLANNING COMNIISSION MEETING Monday,May 19,2008 6:00 o'clock p.m. (#08-3357 ALONZO &RENEE SERAN,4099 ffiGHWOOD,CONTINUED) Planning Staff recommends approval of the hardcover and structural coverage variances subject to the following conditions: 1. Hardcover being reduced by narrowing the driveway to 16 feet wide. The driveway is presently 22 feet wide. 2. The grading plan being revised to the satisfaction of the City Engineer before the Council takes final action on the application. Planning Staff recommends the Planning Commission only approve the building story variance if it can make findings to distinguish this situation from others so to not create a broad precedent for such variances. Rice asked how wide the driveway could be at the street. Turner indicated the driveway could be a maximum of 20 feet or less at the street. A1 Seran stated at the time he purchased the property,the house was run down and that he has since torn the residence down and constructed a new residence but left the garage intact. Since that time,the existing garage has sustained some damage from a fallen tree and needs to be removed. They would like to construct a new attached garage and add on some living space for their two children. Presently there are only two bedrooms upstairs. Renee Seran commented they would like to increase the size of the driveway to allow their children to play in their driveway rather than in the street. A1 Seran stated the improvement to the driveway would also allow them to park their cars in the driveway rather than on the street and would help to improve the drainage in that area. They currently are experiencing some runoff from the street onto their property. Renee Seran explained the drainage problems they are currently experiencing as well as the problems their neighbors also experience,noting they routinely have water in their garage following a rainstorm. A1 Seran indicated they are willing to discuss the drainage problems with the City Engineer and follow his recommendations to help correct the situation. At the time the house was constructed,it was his understanding that 50 percent above grade was considered a story. To his understanding they are within the City's height restxiction of 31 feet and the addition would not tower over the adjacent residences. Gaffron noted the City has revised their method of calculating the height of a structure and that the height is measured from six feet down from the main floor level rather than the lowest floor level. Turner stated the issue is the basement under the garage and that the garage floor would be more than six feet above existing grade,which would then be considered a story. It appears from the plans that the only portion where existing grade would be less than below six feet from the proposed garage floor is in the front of the garage. PAGE 3 NIINUTES OF T� ORONO PLAN1vING COMMISSION MEETING Monday,May 19,2008 6:00 o'clock p.m. (#08-3357 ALONZO &RENEE SERAN,4099 HIGHWOOD,CONTINUED) A1 Seran indicated the floor elevation of the new garage is going to be at 949.5 feet,with an eight-foot basement. Gaffron stated the new garage floor would be approximately level with the road. The main level where someone would drive into the garage is nine or ten feet above the west wall of the house and that without the basement, a significant amount of fill would be needed. Gaffron commented one likely reason why the garage was constructed originally as a detached garage is the slope of the driveway. Turner noted there were variances granted for the existing garage. A1 Seran noted he is staying with the City's requirement on structural coverage and that he is attempting to correctthe drainage. Gaffron noted the drainage would be directed over the retaining wall on the south side of the property with this proposal rather than down the sidewalk. A1 Seran stated there currently is gravel in that area and that they would like to terrace the area slightly to help slow the runoff down and perhaps add some drain tile. Gaffron asked whether the neighbor would be willing to work together on the drainage issues and the consiruction of a swale. Gary Germundsen,4101 Highwood Road,indicated he would be willing to work together with the applicant on the drainage. Turner asked if Mr. Germundsen lrnows what happened to the drain tile along the property line. Germundsen indicated he is not aware of any drain tile in that area and that he was unsure whether that was being proposed or was already in existence. Turner stated the survey shows that the drain tile existed at the time his house was built. Germundsen stated he was not aware of drain tile in that area. Chair Kempf opened the public hearing at 6:47 p.m. There were no public comments regarding this application. Chair Kempf closed the public hearing at 6:47 p.m. Kang stated given the number of drainage issues, she would like to see the hardcover reduced by one percent. Zullo commented the curved driveway would give the property more curb appeal. PAGE 4 MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday,May 19,2008 6:00 o'clock p.m. (#08-3357 ALONZO &RENEE SERAN,4099 HIGHWOOD,CONTINUED) Kempf stated the two issues he sees with this application are the hardcover and the height of the garage. Staff has recommended a narrower driveway. Kempf asked how wide the garage door is. A1 Seran indicated they are planning on an 18-foot garage door. Turner stated the driveway could be 18 feet at the garage and then reduced as it goes down toward the road,but that would reduce the parking area. Kempf concurred that the driveway should be narrowed to help reduce the hardcover on the lot. Kroeger stated as it relates to the height,there will not be a larger intrusion from the street or from the lake, and that it makes sense to construct it the way the applicant is proposing. Zullo pointed out that it appears the topography is dictating the need for a variance. Kempf asked whether the applicant could fill the basement below the garage with fill. Turner stated they could fill that area with fill and eliminate the garage basement. A1 Seran indicated the area beneath the garage would not be accessible from the house and is intended solely for storage. Zullo stated she does have some concerns regarding the drainage and suggested the applicant consider moving the stairs slightly away from the house in order to possibly allow some drain tile and gravel to be installed in that area. Zullo stated with the stairs in their present location,the applicants may experience some ice problems. Zullo recommended a swale also be constructed between the two properties. ' A1 Seran asked whether the gravel would be considered hardcover. Turner indicated it would not as along as it does not have fabric underneath it. Zullo suggested the drainage be directed towards the west and have the runoff directed more towards the swale. A1 Seran stated given the cracked sidewalk,the water tends to drain towards the front door and that he would like to redirect that runoff between the garage and the property line. Seran indicated he likes the idea of installing a French drain in that area. Turner concurred with the suggestions of Ms. Zullo. Kempf asked if that is a patio door or windows depicted on Exhibit 3. A1 Seran indicated it is an existing double-hung window. PAGE 5 MINUTES OF THE ORONO PLANNING COMIVIISSION MEETING Monday,May 19,2008 6:00 o'clock p.m. (#08-3357 ALONZO &RENEE SERAN,4099 HIGHWOOD,CONTINUED) Kempf commented he is basically in agreement with the application but that the hardcover for the driveway should be reduced. Zullo moved,Kang seconded,to recommend approval of Application#08-3357,Alonzo and Renee Seran,4099 Highwood Road,granting revisions to existing structural coverage,hardcover and side setback variances to allow the construction of an attached garage/entry,subject to the driveway being reduced to 18 feet from the garage down to the street,subject to the applicants complying with all recommendations of the City Engineer,and subject to the sidewalk not infringing into the setback,with the understanding that the house plans are approved as drawn based upon the unique topography and the need to address the drainage for that home and street location. VOTE: Ayes 5,Nays 0. 4. #08-3358 WILLIAM G.ROBINSON,505 WILLOW DRIVE SOUTH,SKETCH PLAN, 7:03 P.M.—7:15 P.M. William Robinson,Applicant,was present. Turner stated the applicant is proposing to divide his property into three lots. The property consists of approximately 12.35 acres and is within the RR-1B zone. There are two wetlands on the property. The northern 350 to 400 feet of the property is a natural wetland. An artificial pond along the west property line about 500 feet north of the southwest corner of the property is also considered a wetland. A wetland delineation must be submitted with the preliminary plat application. Access would be provided from Fox Street for the new lots. The existing access from Willow Drive would remain. The preliminary plat application should include a grading plan showing the proposed driveway locations and demonstrating adequate sight lines. The applicants must also,as part of preliminary plat,provide certification of the existing septic system and an alternate drain field location plus a primary and alternate septic locations for each of the new lots. The Planning Commission is being requested to review the applicant's submittals and the additional materials provided by Staff,identify any specific issues that need to be addressed if the application moves forward. William Robinson, 505 Willow Drive South, stated he would like to take the two individual lots and make one lot consisting of four acres,with the driveway coming off of Fox Street. Zullo recommended the driveway be located as far west as possible given the curve in the road. Zullo asked where the big tree is located. Robinson stated it is near Willow Street and that he intends to preserve that tree. PAGE 6 MINUTES OF THE ORONO PLANNING COA�INNIISSION MEETING Monday,May 19,2008 6:00 o'clock p.m. (#08-3358 WILLIAM G.ROBINSON,505 WILLOW DRIVE SOUTH,CONTINU�D) Kempf stated his main concern with this application was the possibility of a house being located at the corner of these two streets and that he is very pleased with the decision of Mr.Robinson to combine the two lots,which eliminates that concern. Robinson asked whether the Planning Commission is okay with a driveway off of Fox Street. Gaffron recommended the City Engineer review that item given the topography of the area and the sight lines. The Planning Commission took no formal action on this item. *5. #08-3359 HERB BALDWIN ON BEHALF OF DAVID&BETSY WEYERHAEUSER, � 1540 FOX STREET, CONDITIONAL USE PERMIT Kempf moved,Rice seconded,to recommend approval of Application#08-3359,Herb Baldwin on behalf of David and Betsy Weyerhaeuser, 1540 Fox Street,granting of a conditional use permit, subject to the recommendations of Staff and the City Engineer,and subject to the granting by the applicant of a wetland buffer easement. VOTE: Ayes 5,Nays 0. 6. #08-3360 BOB RITTER WITH BERKSffiRE PARTNERS,LLP,2745 KELLEY PARKWAY, COMMERCIAL SITE PLAN REVIEW,7:15 P.M.—8:27 P.M. Bob Ritter,Applicant;Karl Berg with Berkshire Partners; and Todd Mohagen,Architect,were present. Turner stated the applicants are requesting approval of a commercial site plan for property zoned B-6 PUD. The present zoning allows office uses with minor retail and service uses allowed as accessory uses. The proposed office building is consistent with the zoning and the anticipated tenants would be tenants associated with the medical field. The primary exterior materials would be brick(two-colors),non-tinted windows, and EIFS. Accent materials would be precise stone and prefinished metal panels. Colored renderings of the building elevations illustrating the proposed exterior finish materials are attached. The building would be placed on existing grade. The first floor elevation of the building would be approximately one foot above adjacent Wayzata Boulevard and three to four feet above Kelley Parkway. The defined height of the building is 35 feet,which is the height of the pillar adjacent to the main entrance. Wall height over the main entrance and an area on the Kelley Parkway side of the building is 33 feet,4 inches. Wall height for the remainder of the building is 31 feet, 1 inch. The height of the roof deck is 29 feet, 1 inch. The maximum allowed defined height is 30 feet. With a conditional use permit,the maximum building height may be increased by 50 percent in certain circumstances, including parapet walls extending not more than three feet above height of the building,cupolas and domes which do not contain useable space, chimneys, cooling towards, and elevator penthouses. PAGE 7 MINUTES OF T� ORONO PLANNING COMIVIISSION MEETING Monday,May 19,2008 6:00 o'clock p.m. (#08-3360 BOB RITTER WITH BERKSffiRE PARTNERS, CONTINUED) The architect has indicated the roof deck height is dictated by the needs of the medical offices that are the likely tenants. The Commission should consider if the additional 15 inches of height in the two areas of the building and the pillar's additional 35 inches of height are integral to the design of the building and improve the overall appearance of the building. A similar allowance was made for the development at Willow Drive and Wayzata Boulevard. Two accesses are proposed. The westerly access is the existing access to the building to the west and was constxucted to be a shared access. The easterly access would be roughly opposite the entrance to the Public Works building. The parking area provides for continuous circulation with no dead-end aisles. A drop-off area is provided at the front entrance. A one-way aisle through the center rows of parking provides convenient access to it for vehicles that enter from the west. Stalls facing other parking stalls are nine feet wide and 20 feet deep as required by code. Other stalls are nine feet wide and 18 feet deep rather than 20 feet deep as required by code. Per City Code,the building is required to have one loading dock. The applicant's architect has indicated that the majority of the deliveries would be by FedEx or UPS. The applicant is proposing a public sidewalk along Kelley Parkway, completing the sidewalk between Willow Drive and Old Crystal Bay Road. Eventually a public trail will run along Wayzata Boulevard. The trail currently runs along the east and north sides of the pond. The trail will have to be in an easement because there is not enough room for it within the right-of-way. This will require adjushnent of grades and landscaping in this area. Currently the applicant is proposing one monument sign located at the southeast corner of the site,as well as signs on the front and rear of the building. The proposed signs appear to be well within the allowed square footage. Turner noted the applicant will need to submit landscaping and lighting plans. Staff is concerned about how the issues with the delivery dock,the dumpster enclosure and the east access will be addressed. The proposed revisions presented at the meeting by the applicant concerning the loading dock may be workable if the City Engineer determines the turning radius is appropriate. Landscaping for this building is also critical as it will soften the parking lot and help create a pedestrian friendly corridor along Kelley Parkway. Kempf asked whether the parking spaces depicted on the east property line are the correct dimensions and whether Staff is requesting that those parking spaces be moved back from the property line. Turner stated the parking spaces on the west side are already in existence and are 20 feet deep. The applicant would like to have the parking stalls on the east side 18 feet deep. The two foot increase in setback would allow for some green space and snow storage. Gaffron stated the extra green space would also allow for some plantings. PAGE 8 MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday,May 19,2008 6:00 o'clock p.m. (#08-3360 BOB RITTER WITA BERKSHIRE PARTNERS,CONTINUED) Zullo noted the City's handicap parking is based upon the number of total stalls and asked whether the City has any guidelines for having wider parking spaces or designated parking for mothers with children. Turner stated the City does not have any other designated parldng guidelines and that handicap parking regulations are governed by state and federal rules. Zullo asked whether parking is limited on this site and if certain stalls could be wider in design. Turner indicated the parking is somewhat limited on this site. Zullo stated given the type of facility that is being proposed, she would like to see some wider parking stalls designated to handle wheelchairs and other disabled people that may visit an orthopedist's office. Todd Mohagan stated the individual tenants may designate certain stalls for their use and that there would also be a drop-off site available at the building,which would handle those types of clientele. Mohagen indicated the majority of the services would be outpatient. Zullo stated in her experience some wider parking spaces would allow for wheelchairs. Mohagen noted they are currently one parking stall over the required number. Kroeger commented that he sees it as more of a proximity issue rather than a width issue. Zullo asked whether the City has any guidelines for the depth of a loading dock. Turner indicated the requirement is 25 feet,which would handle the smaller trucks. The revised plan does provide the 25 feet. Zullo stated she would like to see the loading dock wider and deeper. Chair Kempf asked if the applicant had anything to add to Staff's report. Mohagen stated he had one clarification to Staff's report where it talks about clear glass. The glass would be tinted with clear anodized frames,which gives it a silver look. In addition,the applicant is interested in adding some sidewalks for pedestrian access and they have revised their plan to depict that. Kempf asked whether there would be an area along the building for plantings. Mohagen stated there would be. The current landscape plan will also be�revised to reflect landscaping along the east side of the site. Chair Kempf opened the public hearing at 7:40 p.m. There were no public comments regarding this application. PAGE 9 MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday,May 19,2008 6:00 o'clock p.m. (#08-3360 BOB RITTER WITH BERKSFIIRE PARTNERS,CONTINUED) Chair Kempf closed the public hearing at 7:40 p.m. Gaffron pointed out the sidewalk would need to be offset in front of the 18-foot stalls. Mohagen stated the sidewalk would be seven feet in that area. Gaffron stated one of the recommendations of the City Engineer is inconsistent with the dental office located on the corner and that as you go further east into the Stonebay development,the sidewalk is located completely in the right-of-way. Based upon the recommendation of the City Engineer, there will be a jog in the sidewalk as you enter this site,which should be clarified. Turner noted a portion of the sidewalk for the dental clinic is located partly on the property and partly on the right-of-way. Gaffron stated as it relates to the issue with the loading dock,the plans do not depict a formal loading dock and that he is unsure whether this office building would require that type of loading dock. The City has typically waived the more formal loading dock for this type of structure. Zullo suggested some consideration be given to increasing the length in the event a bigger truck pulls up to the building. Berg stated for the types of tenants that they are envisioning for this building,they do not envision the need for a larger loading dock and that the equipment they would need delivered is on the smaller size. Berg indicated this building is very similar to the dental facility and would have the same type of clientele. Zullo asked whether there is a one-day surgery type of facility that may be located here. Berg indicated there will not be a one-day surgery facility located here and that the patients that require that type of care would be directed to other facilities. Kempf indicated he did have a concern that if there were larger delivery trucks,it may block the exit to the site,but that concern has been alleviated. Zullo reiterated she would still like to see a deeper loading dock in the event there are larger trucks that deliver to this site at some point in the future. Kempf commented he is unsure whether there is a better location for the dumpster. Zullo suggested the dumpster be located in the corner of the site next to Highway 12. Turner stated that is the proposed location of the monument sign and in Staff's view it would not be a good location for the dumpster. In addition,a parking stall would also be eliminated if it were located in that location and would require the cleaning staff to travel further to dispose of the trash and recycling. PAGE 10 1VIINUTES OF T� ORONO PLANNING COMNIISSION MEETING Monday,May 19,2008 6:00 o'clock p.m. (#08-3360 BOB RITTER WITH BERKSffiRE PARTNERS,CONTINUED) Kempf commented that he feels the proposed location is probably the best location for the dumpster. Berg stated the dumpster for the first building has a nice brick exterior. Zullo asked whether the dumpster for the new building could be located by the other dumpster for the dental clinic. Berg stated it becomes a matter of easy access by the cleaning staff. Mohagen pointed out they would not be able to comply with the number of parking stalls if the dumpster were located in the corner. Zullo commented she would be willing to forego one or two stalls in order to relocate the dumpster. Zullo asked whether the dumpster could be located next to Highway 12. Turner stated Staff does not feel that would be an appropriate location since it would not be easily accessible and would not be very aesthetically pleasing for traffic on Highway 12. Rice stated in her opinion she does not feel the dumpster is an issue. Kempf asked whether the Planning Commission is okay with the location of the dumpster at the corner of the building. Turner illusirated the location of the dumpster as originally proposed. It was the consensus of the Planning Commission that the original location of the dumpster is acceptable. Turner stated the concern with that location of the dumpster was the lack of a loading area. Kempf stated if the dumpster remains in the original location proposed,in his view there would still be an area for loading and unloading. The dumpster would also be more convenient for the cleaning staff. Kempf stated as it relates to the height of the building,the higher portions of the building help break up the massing of the building and that he does not have an issue with that aspect of the design as well as the proposed chimney. Kempf commented it appears that this building would be the most substantial structure among the buildings in this area and that he would prefer to have different exterior materials utilized to fit in better with the neighborhood. Mohagen indicated he would disagree with the comments of Chair Kempf and that they have designed both buildings but that each building is a different type of use. The proposed materials for the exterior of the building are high-end materials and that the different exterior materials help to distinguish this building from the other buildings in the area. Zullo stated she would prefer to see some type of overhang by the entrance. PAGE 11 MINUTES OF T� ORONO PLAlVNING COMIVIISSION MEETING Monday,May 19,2008 6:00 o'clock p.m. (#08-3360 BOB RITTER WITH BERKSHIRE PARTNERS,CONTINUED) Mohagen stated the doors are set back approximately 15 feet and the second floor extend seven feet closer to the curb. Zullo asked whether a car would be able to pull up under that area. Mohagen stated it would not. Kempf stated a covered entryway is a good idea but that there are a number of inedical buildings that do not have a covered entryway. Zullo reiterated in her view a covered entry is a good architectural feature to a building and would offer some type of shelter from the elements. Kroeger stated these would be ambulatory patients that would be coming to this building. Kang commented that in her view the covered entryway is not necessary. Kroeger indicated he also would prefer to have the buildings look different from each other. Rice commented this building has a more modern appearance. Schwingler stated he is fine with the design of the building and materials as proposed. Zullo stated the lack of an overhang is short-sighted. Kempf noted the applicants would need to submit a lighting plan. Kempf sta.ted as it relates to the landscape plan,there appears to be one grouping of three conifers located at the northeast corner but that it does not depict very many plantings on the Kelley Parkway side. In the winter time it would be very bare. Mohagen stated they would be open to revising the landscaping plan. The area to the north would be a nice area to create another planting area similar to what was done on the southwest corner. Additional plantings could also be placed along the foundation of the building. Gaffron stated the required boulevard trees are already in place to the east on Kelley Parkway and that the City's intent is to continue the same boulevard tree spacing all the way to the corner. Gaffron recommended those trees be added to the plan Gaffron stated it is also the City's intent to have a trail along these lots and pointed out that there is only 15 feet from the parking stalls to the roadway. If a trail is to be located in that area,it would need to be located along the highway or it would need to be located up against the parking lot between the power line and the lot line. Gaffron expressed a concern that the green space would be eliminated by the trail and that the City Council will need to determine whether there should be a trail in this area and where it should be located. Gaffron stated it may not be necessary for a trail on this side of Highway 12. PAGE 12 MINUTES OF THE ORONO PLANNING COA�IlVIISSION MEETING Monday,May 19,2008 6:00 o'clock p.m. (#08-3360 BOB RITTER WITH BERKSHIRE PARTNERS,CONTINUED) Mohagen illustrated the building materials they would like to utilize on the exterior of the structure. Mohagen stated the purpose of the metal panels is to give it a more modern look and that the materials are more towards the high-end of the quality spectrum. Berg stated they are utilizing three different colored bricks and that the intent is to make the building look more modern but still tie into the first building. Berg indicated there is a substantial amount of brick that would be used on the exterior. Mohagen pointed out on the plans the precast stone areas proposed for the building. Gaffron asked what the life span of this type of building would be. Mohagen stated in his view this building will not go out of style and would last a substantial number of years. Gaffron commented the City of Orono has not taken a close look at the quality of a building in the sense that this might be the type of building that will be preserved someday because it symbolizes the style and character of Orono. Kempf stated there does not appear to be a problem with the proposed building materials and that the height of the structure does not seem to be an issue. Kempf noted the majority of the Planning Commission would prefer to see the dumpster located in its original proposed location,that a lighting plan needs to be submitted and that the landscaping plan should be revised. Mohagen requested their application be moved forward to the City Council and that they would continue to work with Staff on revisions to their plans. Berg stated it would be to their advantage to move this application forward rather than having it tabled. Gaffron noted the Planning Commission does have a work session planned for the first week in June and the Planning Commission could review the plans at that time prior to moving it forward to the City Council. Kempf stated he would not have an issue with sending the application forward subject to certain conditions. Rice,Kang, Schwingler indicated they are in agreement with Chair Kempf. Kempf moved,Kroeger seconded,to recommend approval of Application#08-3360,Bob Ritter with Berkshire Partners,LLP,2745 Kelley Parkway,commercial site plan review. VOTE: Ayes 5,Nays 1,Zullo Opposed. Zullo stated given the expected lifespan of this building, consideration should be given to a covered entryway. PAGE 13 MINUTES OF THE ORONO PLANIVING COMMISSION MEETING Monday,May 19,2008 6:00 o'clock p.m. *7. #08-3362 MATT COLLINS ON BEHALF OF VERIZON WIRELESS,2345 BLAINE AVENUE,CONDITIONAL USE PERNIIT Kempf moved,Rice seconded,to recommend approval of Application#08-3362,Matt Collins on behalf of Verizon Wireless,2345 Blaine Avenue,granting of a conditional use permit. VOTE: Ayes 5,Nays 0. *8. #08-3361 CITY OF ORONO,HARDCOVER REGULATIONS,ZONING CODE AMENDMENT Kempf moved,Rice seconded,to recommend approval of Application of#08-3361,City of Orono, Hardcover Regulations,Zoning Code Amendment. VOTE: Ayes 5,Nays 0. PLANNING CONIlVIISSION COMMENTS 9. REPORT OF PLANNING COMMISSION REPRESENTATIVES ATTENDING COUNCIL MEETINGS APRIL 28,2008 AND MAY 12,2008 Kroeger reported on the April 28�'Council meeting,noting that the meeting was relatively short and the majority of the items were placed on the Consent Agenda. Schwingler stated he was unable to attend the May 12�'Council meeting. Turner stated the Harvey application was tabled to allow the City Attorney to review the process being followed and to deternune whether the procedure to amend the resolution is the appropriate way to handle the matter. 10. OTHER ISSUES FOR DISCUSSION None 11. SELECTION OF REPRESENTATIVES TO ATTEND CITY COUNCIL MEETINGS ON MAY 27,2008,AND JiJ1V�9,2008 May 27,2008—Kang June 9,2008—Rice June 23,2008-Zullo ADJOURNMENT Rice moved,Kroeger seconded,to adjourn the Orono Planning Commission meeting at 8:35 p.m. VOTE: Ayes 6,Nays 0. a ph Ke p , Chair PAGE 14