HomeMy WebLinkAbout01/20/2009 Planning Commission Minutes MINUTES OF T�
ORONO PLANNING COMMISSION MEETING
Tuesday,January 20,2009
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 Loren Schoenzeit,Jaye Ann Bennett,Kim Kang,Tess Rice, and
David Rahn. Representing Staff were Assistant City Administrator for Long-Term Strategy Mike
Gaffron,Planner Evelyn Turner,Planning and Zoning Coordinator Melanie Curtis, and Recorder Jacicie
Young. City Council Representative Cynthia Bremer was present. Commissioner Jon Schwingler arrived
at
Chair Kempf called the meeting to order at 6:02 p.m., followed by the Pledge of Allegiance.
CONSENT AGENDA
Chair Kempf opened the public hearing at 6:03 p.m. �
There were no public comments regarding Items 1,2,and 3.
Chair Kempf closed the public hearing at 6:03 p.m.
Bennett moved,Schoenzeit seconded,to approve the Consent Agenda as submitted. VOTE: Ayes
6,Nays 0.
*1. APPROVAL OF PLANNING COMMISSION MEETING MINUTES OF NOVEMBER 17,
2008
Bennett moved,Schoenzeit seconded,to approve the minutes of the November 17,2008,Planning
Commission meeting. VOTE: Ayes 6,Nays 0.
NEW BUSINESS
*2. 09-3389 JOHN&LYNN YOUNG,4355 CHIPPEWA LANE,VARIANCE
Bennett moved,Schoenzeit seconded,to recommend approval Application#09-3389,John and
Lynn Young,4355 Chippewa Lane,granting a setback variance. VOTE: Ayes 6,Nays 0.
*3. 09-3390 MICHAEL ROBERT JONES,3186 NORTH SHORE DRIVE,VARIANCES
Bennett moved, Schoenzeit seconded,to recommend approval of Application#09-3390,Michael
Robert Jones,3186 North Shore Drive,granting lot width and hardcover variances. VOTE: Ayes
6,Nays 0.
4. 09-3392 WAYZATA COUNTRY CLUB,200 WAYZATA BOULEVARD,
CONDITIONAL USE PERMIT,6:05 P.M.—6:19 P.M.
Robert Distel,Wayzata Counhy Club,was present.
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Turner stated the applicant is requesting a conditional use pernut for wetland alteration and land alteration
to convert a ditch with wetland qualities to a pond and to excavate two areas to provide for replacement of
the wetland.
Turner illustrated the layout of the ditch and pond.
Turner noted the proposal was reviewed by John Smyth and his recommendation is for approval. The
quality of the wetland adjacent to the ditch is of poor quality due to erosion problems. In addition to
creating a more aesthetically pleasing environment adjacent to the ditch,the pond will also serve as a
storm water pond and will provide treatment for the storm water. One half of the mitigation area will be
in the form of wetland and the remainder wetland buffer. The berms created from the excavated material
will be no higher than five feet and will be generally located within the golf course and not adjacent to
any residential area. The berms along the Luce Line will be an extension of what currently exists.
Staff recommends approval of the conditional use permit for wetland alteration and land alteration subj ect
to the following conditions:
1. Provision of a flowage and conservation easement and restrictive covenant over the wetlands and
wetland buffers.
2. Provision of a$6,000 escrow and an escrow agreement to guarantee establishment of the buffers.
3. Issuance of a permit or conditional approval of a pernut by the Minnehaha Creek Watershed
District.
Distel stated the pond and ditch are full of weeds and requires some upgrading.
Kempf asked whether the applicant is in agreement with the recommendations of staff.
Distel indicated he is in agreement with the recommendations.
Kempf opened the public hearing at 6:13 a.m.
There were no public comments regarding this application.
Kempf closed the public hearing at 6:13 p.m.
Kempf stated it appears this application will be serving a good purpose by improving the storm water
pond and the drainage in the area. Kempf noted that the DNR has pointed out that there may be a
problem with geese and that the golf course should take steps to address that. Kemp asked whether the
golf course is planning on planting tall grasses to help deter the geese.
Distel stated they are loolcing at their options for deterring the geese. There are currently two other ponds
on the property and the geese are deterred by either maintenance workers or a dog.
Rahn commented the application is preriy straight forward and that he is not opposed to the
improvements.
Bennett asked if this is the first time the golf course was aware that they have impacted the wetlands.
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Distel stated it is the first time and that they are mitigating the wetlands at a higher ratio to make up for
the oversight.
Bennett asked if there is a standard escrow agreement that the applicant would be entering into.
Turner indicated there is.
Rahn moved,Rice seconded,to recommend approval of Application#09-3392,Wayzata Country
Club,200 Wayzata Boulevard,granting of a conditional use permit,subject to the
recommendations of Staff. VOTE: Ayes 6,Nays 0.
5. 09-3393 BRIAN WINGES/COMFORTS OF HOME,875 WAYZATA BOULEVARD,
COMPREHENSIVE PLAN AMENDMENT,6:20 P.M.—7:42 P.M.
Gaffron stated the applicant is requesting an amendment of the Orono Community Management Plan to
allow development of this site at an Urban Residential density of approximately seven units per acre,to
accommodate a 46-unit assisted living and memory care residence facility. The property is currently
guided for Urban Residential Medium Density SFR/MFR use at a density of 1.43 units per acre and is
limited to nine single family dwelling units.
The properiy is located on the southwest side of Wayzata Boulevard,just south of the Luce Line Trail in
the northeast quadrant of Orono. The property is bounded on the west by the new Highway 12 and
Railroad corridor; on the east by existing Wayzata Boulevard; on the south by the Summit Park Cemetery
in Wayzata; and on the north by the Luce Line Trail. Developed lots north of the Luce Line are in Long
Lake.
The Orono property to the west and east is guided and zoned for single-family residential use at a density
of one unit per two acres. The property west across the new Highway 12 corridor has been developed for
low-density SFR uses for many years. The property across Wayzata Boulevard to the east contains a
church building that has undergone a variety of tenants, and is currently serving as a Montessori school.
The cemetery property to the south in Wayzata is guided for institutional uses and is zoned for Low
Density Residential. Lots to the north of the Luce Line in Long Lake are guided for single-family uses
with a minimum lot area of 10,000�square feet and 75 feet width; i.e., SFR at four units per acre.
However,the existing single family lots abutting the north side of the Luce Line in this area range from'/4
acre to 1-2/3 acres in area. �
The property was vacant until 1987, at which time a day-care center was constructed. It was operated
until a few years ago pursuant to the conditions of a conditional use permit per Resolution No.2075 dated
11-10-86. The day-care building is currently vacant and in disrepair.
The property currently remains zoned RR-1B single family rural residential,which allows the
development of single-family homes at a density of one unit per two dry buildable acres. In October
2007,the City Council did approve a rezoning of the site to RPUD Residential Planned Unit
Development to allow development of the Orono Villas, a project including nine single-family detached
dwellings. However,that property has not come about and the rezoning has not taken effect as it was
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conditioned on complete execution of the Developers Agreement and plat filing,which has not gone
forward. The property is in the MUSA.
The applicant proposes to remove the vacant day care building and construct a 46-unit senior assisted
living and memory care residential facility consisting of a single two-level building. The proposed use
requires the following actions by the City:
l. Comprehensive Plan amendment to revise the density limitations that were established within the
2007 amendment, as well as the standards for future use and development that were adopted at
that time;
2. Rezoning to RPUD; .
3. Approval of a RPUD development plan,subdivision,if necessary, and development agreement.
The applicanYs property was not among those identified for change in the 2000-2020 CMP,but it was the
subject o a CMP Amendment in 2007. The Planning Commission and Council took into consideration
the Land Use Goals, General Land Use Policies,Urban Land Use policies, and Rural Land Use policies.
Future development must enhance the community. Land development should respect and enhance
neighboring properties and existing developed character of the neighborhood and the City,preserving the
value of the land and the integrity, stability and beauty of the community. In addition, future
development must enhance the environment.
Further,the existing urban area will not be expanded. Orono's Community Management Plan is not a
staged growth plan. The urban service area will not be expanded into the defined rural area and urban
services and facilities will not be extended into the rural area for purposes of fostering or allowing
increased development density in those areas.
Certain factors that suggest such a change is appropriate for Site E include the following:
1. The property is essentially an"orphan",with relatively little relationship to the development that
surrounds it; i.e.,it is surrounded on three sides by transportation corridors; it is topographically
disconnected from the primarily single family residential uses to the north; and it abuts a cemetery on the
south. This lack of connectivity to surrounding residential areas makes use of the site for a family
friendly neighborhood unattractive and poorly marketable at best.
2. The potential for non-residential institutional,public or private uses for the site under the current
Land Use Plan and low-density zoning, is limited by the size of the site, and vehicular access limitations.
3. Vehicular access to the site has limitations due to existing and future expected traffic patterns and
adjacent roadway configurations, suggesting that a low intensity residential use should be favored over
potentially higher-intensity uses that might be available via a conditional use pernut.
4. The property is at a location highly visible to traffic entering Orono from the east. Development
at this site might be considered as a"main entrance"to Orono, and as such,will inherently set a tone as to
the character of the City,and therefore a visually low-intensity use of the site should be strived for.
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5. The property abuts the Luce Line Trail,which as it traverses Orono,has a completely different
feel than it does in Plymouth to the east; a rural feel rather than a suburban feel. Development of higher
density or high-visual-profile residential uses on Site E would be out of character with the surroundings.
6. Residential development at a density of two or more units per dry buildable acre would be
inconsistent with existing and expected residential development surrounding the property. While the
property in Long Lake to the north is zoned to allow up to four units per acre, it has developed in the past
with a wide range of lot sizes and at a substantially lower density than it is zoned for.
The proposed senior assisted living facility will fill a gap in the senior"continuum of care"opportunities
available within Orono. The services focus on the social,residential,rehabilitative and supportive needs
of individuals as well as needs that are essentially medical in nature.
The property was added to the Metropolitan Urban Service Area in 1987-1988 as part of the
Comprehensive Plan Amendment No.2 pursuant to the Highway 12 Corridor Study. The inclusion was
based to a great extent on the site limitations for on-site systems and the potential proximity to municipal
sewer and water from the City of Long Lake. The development as proposed would require the extension
of urban services to the site, including municipal sewer and water.
The property is more than one mile from the urban services considered in the 2000-2020 CMP as critical
to development of higher density housing, such as nearby commercial uses and public transportation. The
applicants have indicated that proximity to urban services and public transportation are not factors
affecting the proposed assisted living facility.
The property is located between old Highway 12 and the new Highway 12 freeway corridor, separated
from the adjacent single-family neighborhood in Long Lake by the Luce Line Trail which looks down on
the site. Access to the property is solely from Wayzata Boulevard via a long driveway at the SE corner of
the site,in order to allow for adequate sight distance from the Luce Line Bridge. Access to the site makes
use of turn lanes and was difficult at certain times due to traffic levels prior to the recent opening of the
new Highway 12 corridor.
Additional site specific factors the Planning Commission should consider:
1. The property is to some extent an"orphan"with relatively little relationship to the development
that surrounds it. It is surrounded on three sides by transportation corridors; it is topographically
disconnected from the residential uses to the north; and it abuts a cemetery on the south. While the
property in Long Lake to the north is zoned to allow up to four units per acre,it has developed in the past
with a wide range of lot sizes and at a lower density than it is zoned for. A recent subdivision at the south
end of Lindawood Road created a total of five single-family lots from 4.2 acres of land, a density of just
over one unit per acre.
2. The day-care use at the site apparently had minimal success in its waning years, due to factors not
fully lrnown to Staff but potentially related to vehicular access difficulties. The recent opening of the
Highway 12 freeway segment has substantially reduced levels of traffic on Wayzata Boulevard. Because
of the assisted-living nature of the proposed use and the relative immobility of its residents as well as the
anticipated staffing levels,applicants have indicated that the trip generation for such a 46-unit facility is
generally relatively low.
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3. The range of potential uses within the existing RR-1B Rural Residential zoning for this site
include the development of single-family housing as well as a variety of institutional,public or private
uses. The RPUD rezoning for the Orono Villas project was very project-specific; likewise,RPUD
rezoning for the Comforts-of-Home project would also be project-specific.
4. The property is at a highly visible location to traffic entering Orono from the east on Wayzata
Boulevard. Department at this site might be considered as a `main entrance to Orono, and as such will
inherently set a tone as to the character of the City. The Orono Villas project was approved subject to a
variety of conditions that limited the orientation,character and height of the individual buildings and
required substantial screening be developed or maintained, so as to minimize the visibility of the higher-
density developed as viewed from Wayzata Boulevard.
5. The property abuts the Luce Line Trail,which, as it traverses Orono,has a completely different
feel than it does in Plymouth to the east; a rural feel rather than a suburban feel. Development of a 46-
unit residential building rather than nine individual buildings will likely result in a more compact,
centered footprint,not as spread out as the Orono Villas buildings. This has a potential to then retain
more of the long views to the southwest enjoyed by trail users;keeping in mind that those views are now
of a freeway and railroad corridor. Due to the trail crossing of the freeway immediately west of the
property,this is perhaps one of the very few locations in Orono traversed by the trail where denser
development might not seem out of place.
6. The proposed site play layout does not account for the City's required 20-foot structure setback
from the 35 foot wetland buffer. The 20-foot setback from buffer was specifically implemented to avoid
having homes abut an unmowed buffer where there is no allowance for a mowed,usable back yard, such
as in the Stonebay Development,where we anticipate encroachment of the buffer will occur over time.
7. The property is approximately one mile from Lake Minnetonka and drains eventually to Brown's
Bay through a series of small creeks and wetlands. The location within the watershed is not a significant
factor in whether this property should be re-guided.
Staff recommends approval of the requested amendment subject to conditions specified by the Planning
Commission.
If the Planning Commission determines that the proposed CMP Amendment is appropriate, Staff would
recommend that the amendment language contain the following parameters for approval relative to
development of the proposed use:
1. In addition to the permitted,conditional and accessory uses allowed within the RR-1B zoning
district,this amendment allows for residential development of the property at a density of no more than
ten dwelling units per net dry buildable acre. Based on the net area being 4.9 acres,this would allow a
maximum of 49 units.
2. The following parameters shall be adhered for any residential development of the property at a
density greater than .5 units per net dry buildable acre of land:
a. All dwelling units shall be contained within a single residential building that shall not
exceed two stories in height and have a footprint of no greater than 20,000 square feet.
b. The residential building shall maintain a low-profile and be designed in a residential
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architectural style that blends with the natural surroundings of the site.
c. Such development shall be subject to the PUD development process,and shall be
rezoned to RPUD Residential Planned Unit Development. The entirety of the
property shall be so developed as a single PUD project.
d. The development shall be served with municipal sewer and water. It will be the
developer's responsibility to procure sewer and water service for development of
the property.
e. The development shall adhere to all regulations of the City with respect to wetland
protection.
f. The development shall adhere to the principals of Conservation Design as established
through the Orono Rural Oasis visioning process.
Rahn asked if this project is not constructed,whether the comprehensive plan amendment would remain
in place.
Gaffron indicated if approved by the Metropolitan Council, it will remain in place regardless of whether
the project proceeds forward. Gaffron stated it is likely the Metropolitan Council will approve it given
the fact that the density is being increased on the site.
Kang asked whether it is likely the sewer and water agreement will be approved.
Gaffron stated it is his belief that the issues will be resolved with the City of Wayzata in the near future.
Sclioenzeit asked if the facility will be a for profit facility.
Gaffron noted this entity does operate a number of other similar facilities throughout the Twin Cities and
that the applicant could address that.
Kempf asked whether there would be an interim traffic plan.
Gaffron stated access to the site today would not be an issue and would utilize the current roadways. At a
future point, a roundabout may be constructed or possibly a service road to accommodate the traffic.
Kempf asked whether Orono would be required to pay for the roundabout.
Gaffron indicated they do not anticipate that Mn/DOT will be paying for the roundabout and that it is
likely some funds will come from Hennepin County.
Rice asked whether Orono has had another similar application in the past.
Gaffron stated they have not.
Rice commented that this appears to be a good site for this type of project.
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Bennett commended Staff for their overview of the project and that in her view this type of facility will be
good for the community. Bennett asked how many other facilities Comforts of Homes currently operates.
Winges stated Comforts of Homes at one point owned and operated seven facilities in Wisconsin and are
now operating approximately six facilities in the Twin Cities area.
Bennett inquired whether the facilities are licensed and whether there have been any infractions cited.
Winges stated they are licensed and that there have been no infractions. Winges stated their facilities are
very similar to a nursing home and that there would be very limited traffic generated by the residents
except for visitors and staff. Winges stated for a 44-unit building,an average of 20 parking spots would
be required. The average resident would need assistance with bathing, dressing,housekeeping,laundry,
and other daily activities of life.
Bennett asked whether there is full-time medical staff on site and whether there would be a pharmacy
located inside the building.
Winges indicated there would not be a pharmacy and that there will be RNs, and LPNs on duty to provide
the full-time care. Winges indicated there would be approximately eight staff on duty during the day and
three during the night.
Kempf asked whether there would be cleaning/cooking staff in addition to the eight medical staff.
Winges stated they have what are classified as universal workers and that their care staff would also do
the cleaning and laundry duties. There is some limited kitchen staff.
Bennett asked how the facility is designated on the license.
Winges stated it is classified as an assisted living facility.
Kempf concurred that there would be limited parking required but asked whether there would be
sufficient parking available to accommodate visitors on holidays and other special occasions.
Winges stated the parlcing depends on the number of units and that they attempt to be a good neighbor at
all of their facilities and not overwhelm a neighborhood. Winges stated if there is a need for additional
parking,they would approach the city and request a variance.
Bennett asked if additional parking is available on the lot.
Gaffron stated in his view it would be difficult to accommodate any additional parking on the site itself
except for perhaps on the west side.
Kempf noted Presbyterian Homes is creating 200 units of senior housing approximately two miles away,
which would be a similar senior care facility.
Winges stated in his opinion that would not negatively impact their facility since they provide more acute
care and Presbyterian Homes provides more one and two bedroom units for less assisted care.
Bennett asked whether they are a private pay facility and a for profit entity.
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Winges stated they are 80 to 90 percent private pay and that they work closely with the counties on the
patients who receive some form of assistance. Winges indicated they are a for profit entity.
Kempf asked whether Mr.Winges is agreeable with the recommendations of Staff.
Winges stated he does not have any objections to the recommendations of Staff and that they are looking
forward to being located in Orono.
Kang inquired what the average cost would be for a unit per month.
Winges stated approximately$4000 a month,which would provide a high level of care.
Kempf opened the public hearing at 8:15 p.m.
There were no public comments regarding this application.
Kempf closed the public hearing at 8:15 p.m.
Rahn stated in his view this is a good use for the property.
Bennett stated in her opinion this is a better use of the land than what was proposed previously.
Rice commented she likes the fact that there would be limited traffic to and out of the site.
Kang asked whether screening along the Luce Line will be necessary.
Gaffron stated Staff would be reviewing that aspect of the plan for all four sides of the site.
Kempf moved,Rice seconded,to recommend approval of Application#09-3393 Brian Winges,
Comforts of Home,875 Wayzata Boulevard,comprehensive plan amendment to the Orono
Community Management Plan. VOTE: Ayes 6,Nays 0.
6. 09-3396 DEN1vIS BATTY,3421-3435 SHORELINE DRIVE, CONCEPT COMMERCIAL
SITE PLAN,7:42 P.M.—8:30 P.M.
Dennis Batty,Applicant,was present.
Turner stated the applicant,on behalf of the owner,requests concept review of a proposal to enlarge the
existing commercial building with additions to each end.
The plan proposes two-thirds of the parking spaces required by code. The deficiency is 53 spaces. The
beauty salon in the basement of the 3465 Shoreline Drive building rents nine parking spaces. The owner
can terminate the agreement at any time but does not want to,which would increase the deficiency to 63
spaces. The sidewalk along Shoreline Drive is adjacent to the roadway. The parking area would extend
to the back edge of this sidewalk.
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Staff would note that if there are not enough parldng spaces,customers will likely park in the 3465
Shoreline Drive parking lot, on Kelly Avenue, and/or in the Lunds parking lot. The pavement of Kelly
Avenue is only 28 feet wide and not wide enough for on-street parking. The sidewalk along Shoreline
Drive is adjacent to the roadway.
The two existing accesses to Shoreline Drive and the Kelly Avenue access would be retained. Both
parking areas would retain their connection to the parking areas for 3465 Shoreline Drive. Ideally the east
access to Shoreline Drive would be replaced by a connection to the lower parlcing lot,but because of the
difference in elevation,this is not possible. The dead-end parlcing lot is not ideal. The applicant should
address how deliveries would be made and demonstrate that delivery vehicles can be accommodated
within the parking area.
Turner noted that this is the structure that would contain the bowling center,which is currently being
reviewed by the City.
As it relates to trash,it should be noted that no space is designated for trash storage for upper level
businesses and that the bowling alley is proposing to store its containers in the lower east garage. This
would not be a convenient location for the businesses on the first floor.
The increase in hardcover is an area adjacent to Kelly Avenue and a 10-foot wide strip between the upper
parking area and the south retaining wall. The area of the east addition would change from non-structural
hardcover to structural hardcover. At its closest point the properiy is 200 feet from Lake Minnetonka.
The roof drains to the rear parking lot. Most of the rear parking lot drains overland to the west and
southwest toward the lake.The remainder of the rear parking lot and the southeast corner of the upper
parking area drain to Kelly Avenue and into the wetland on the east side of the road. The rest of the
upper parking lot drains to Shoreline Drive. It appears to then flow through a pipe and ditch system to the
lake.
The applicant is in the process of preparing elevations drawings. With the additions,the combined
buildings will be about 340 feet long. In addition,the west addition would add another story to the
existing party wall with 3465 Shoreline Drive. The applicant will need to demonstrate that the party wall
agreement allow this expansion or the adjacent property owner would be willing to revise it. The
applicant also needs to demonstrate that the east wall of 3465 Shoreline Drive would satisfy building code
requirements after the addition or that it could be altered to satisfy these requirements. This may require
installation of new windows in the second story.
Turner noted the existing building does not have�re sprinklers because it was constructed before they
were required and the building has not had a change of occupancy or addition. The additions would have
sprinlclers and the existing building would have to be retrofitted.
It is the feeling of Staff that what is being proposed is simply too much for the site. While the appearance
of the building would be improved,there would be no landscaping along Shoreline Drive and not enough
parking. The proposal needs to be revised to reduce the size of the addition and increase the number of
parking spaces while providing landscaping and an attractive building.
The applicant is requesting that the Planning Commission discuss the concept plan.
Bennett asked if this application is being submitted by the same applicant as on the bowling center.
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Turner stated this application is being submitted by the building owner and that the tenant of the bowling
center has submitted the other application.
Rahn noted there are currently noncompliant parking,noncompliant paxking setbacks, and noncompliant
setbacks. Rahn stated the main issues appear to be the lack of parking and the size of the proposed
addition.
Schoenzeit asked if this would also be subject to ADA requirements.
Turner stated it would be.
Schoenzeit asked whether that would also apply to the tenants.
Turner stated she would need to consult with the building inspector on that issue.
Dennis Batty stated he is here on behalf of the property owner and that they have attempted to be as
upfront to the City as possible on their application. Batty stated they have clearly listed the variances that
are being requested,with the first one requesting a reduction in building setback from the west property
line. Batty stated there was a building with a basement in that location at one time and that they would
demolish what exists in that area currently and construct up.
The second variance being requested is for a reduction in the parking setback from 20 foot to zero along
the north and east property lines. Along Shoreline Drive,the paving currently goes to the property line,
and on the east side a gravel parking exists that comes approximately five feet from the property line.
The third request is for a vaxiance to structural coverage on the lot,and the fourth variance is requesting a
reduction in the amount of required parking.
The property owner would like to make this addition work from a financial standpoint and that in order
for it to be economically feasible to do the project,it is necessary to maximize the amount of square
footage being added to the building. Batty stated they would be able to add some parking on the east side
of the lower parking lot.
Batty stated they are looking for guidance from the Planning Commission on the parking and the size of
the addition. If a 20-foot setback will be required from the property line for all paving, it would result in
the project being eliminated. Batty stated in his view there are some pre-existing conditions that should
be taken into consideration on this project.
Batty noted they have not gone ahead with a landscaping plan at this point and that they would like the
Planning Commission to respond to what they are currently proposing. Batty pointed out they could
increase the parking on the lower level to approximately 63 or 64 parking spaces but that they would still
require a variance. Batty stated it is his understanding on the bowling center application that the City is
not opposed to less parlcing than what would normally be required.
Batty illustrated the general layout of the existing building and proposed addition.
Kempf asked if the applicant could address the situation with the trash and deliveries.
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Batty indicated they have not spent very much time on the location of the trash and deliveries,but that the
deliveries to the NAPA Auto Parts Store would need to access from the north side of the building and that
the deliveries to the liquor store would probably need to come in from the front entrance.
Bennett noted along the party wall a second story addition could be constructed and asked why the owner
has elected not to construct a two-story addition with a smaller footprint.
Batty stated the most ideal type of building for a retail situation would be a one-level structure.
Bennett stated she would prefer a two-story addition rather than a one-story addition given the amount of
massing that is being proposed and the limited parking available.
Kempf stated he remembers a previous conversation with City Council members where they had
indicated they would prefer that the structure not be a two-story building.
Kang asked how the addition would blend in with what currently exists.
Batty stated they would like to upgrade the existing building but that one of the problems with upgrading
the existing building is that a portion of the costs would have to be passed to the existing tenants.
Bennett noted sprinklers would need to be retrofitted into the current building,which is a significant cost.
Batty indicated that is their understanding as well.
Schoenzeit asked if the property owner has any proposed tenants for the new addition.
Batty indicated the owner has not provided that information to him at the present time.
Schoenzeit stated one option would be to consider underground parlcing and that it appears this project
will not work until the parking situation is resolved.
Kempf opened the public hearing at 8:18 p.m.
Rick Wood,Navarre Liquors,noted he has operated a business in this structure for approximately 28
years and that in his view it is doubtful the owner will be able to obtain the amount of parking that will be
necessary to accommodate the tenants. Wood stated he does not see how the deliveries to his liquor store
could be accommodated through the front entrance. Wood indicated he does have some concerns
regarding the proposal.
Sylvia Bertagnoli,2499 Kelly Avenue, stated she would like to ensure that the trash is kept in an enclosed
structure. Bertagnoli stated in her opinion the owner is proposing too much for the site, especially given
the traffic and parking situation. Bertagnoli stated the neighbors would also like to lrnow what specific
tenants would be occupying the building.
Richard Edwards,2480 Carman Street, stated his property adjoins this property and that the traffic and
parking in this area is a problem. Edwards indicated he also has a concern with the lighting.
Kempf closed the public hearing at 8:25 p.m.
PAGE 12
MINUTES OF TIiE
ORONO PLANNING COMIVIISSION MEETING
Tuesday,January 20,2009
6:00 o'clock p.m.
Kempf stated in his view what is being proposed requests too much massing on the lot and that the
parking situation will need to be addressed. Kempf stated the City has discussed a long-term vision for
this area and that in this opinion this proposal does not fit in with that vision. Kempf commented that
screening and landscaping on this lot needs to be incorporated into the plan and that the issue with the
deliveries also needs to be addressed.
' Kang stated in her view the size of the addition is troublesome and that she would prefer to see a smaller
size addition in more natural colors.
Rahn stated he also would like to see some more green space and that the parking issue should be
addressed first.
Schwingler concurred that the parking situation does need to be addressed and that the size of the building
is too large for the lot.
The Planning Commission took no formal action on this item.
PLANNING COMMISSION COMMENTS
7. REPORT OF PLANNING COMMISSION REPRESENTATIVES ATTENDING
COUNCIL MEETINGS NOVEMBER 24,2008,AND DECEMBER 8,2008
Schwingler stated he attended the January 12�'City Council meeting and reported that Sheriff Stanek
addressed the council on the amount of crime in the area. Stanek had indicated that the amount of violent
crimes in the area has decreased for the past two years. Schwingler noted that the bowling center
application was tabled,with the applicant being requested to provide some additional documentation.
8. OTHER ISSUES FOR DISCUSSION
Gaffron noted that he has received some interest from parties outside of Orono inquiring about the City's
Comprehensive Plan and that the City Council will need to address the issue of density in the City.
Gaffron noted the Stonebay residents have formed a quasi-independent homeowner's association and are
hoping to deal with some maintenance issues that they have been experiencing.
Bennett inquired how many of the condo units have been sold in the building on the next lot to Stonebay.
Gaffron indicated it is his understanding that only two units out of 57 units have been sold. Gaffron
stated he would have more of the Comprehensive Plan ready for review by the Planning Commission at
their next work session.
9. SELECTION OF REPRESENTATIVES TO ATTEND CITY COUNCIL MEETINGS ON
JANUARY 26,2009,AND FEBRUARY 9,2009
January 26, 2009—Tess Rice
February 9,2009—Jaye Ann Bennett
PAGE 13
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Tuesday,January 20,2009
6:00 dclock p.m.
ADJOURNMENT
Rahn moved, Kempf seconded,to adjQUrn the Orono Planning Commission meeting at 8:45 p.m.
VOTE: Ayes 7,Nays 0. %� /,
; � ; �� �� � _ -__
alph Kempf, Ch r
PAGE 14