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Memo/Mayor and Council/V 97-21 <br />March 16, 1998 <br />Page 2 <br /> <br />Modifications to the Development Plans <br /> <br />Since the last City Council meeting, Guardian Angels has revised their <br />development plans to reduce the amount of impervious (building and <br />pavement) coverage in both tier 2 and tier 3. Modifications to the plan <br />include adjusting the entrance drive and internal roadway system around the <br />assisted living to provide for a more efficient use of the driving and parking <br />areas to increase the amount of pervious (landscaped) area. For example, the <br />driveway between the assisted living and proposed commercial will now <br />basically consist of a parking lot as opposed to a drive through roadway for <br />access to the townhomes. Although the roadway will still be connected, cut <br />through traffic will be discouraged with signage and further attempts in the <br />design of the parking lot. <br /> <br />Along with the changes to the driveways and parking area, the commercial <br />building has been reduced in size from 43,000 sq. ft. down to 24,000 sq. ft. <br />The building is still proposed to be a two story commercial building with a <br />maximum height of 40 feet. The footprint of the commercial building would <br />be 12,000 square feet to once again, minimize the amount of impervious <br />coverage area as recommended in the Shoreland District. <br /> <br />The previous plans dated 1/20/98 included an impervious coverage in tier 2 of <br />49% and in tier 3 of 40%. The revised plans dated 3/20/98 have an <br />impervious coverage of 35% in both tiers 2 and 3. The Planning Commission <br />had recommended approving a variance to allow 30% total impervious area <br />in both tiers 2 and 3. <br /> <br />Recommendation <br /> <br />It is recommended the City Council approve the variance request by <br />Guardian Angels to allow a maximum impervious surface coverage in tiers 2 <br />and 3 of 35%, the following findings would be suggested: <br /> <br />LITERAL ENFORCEMEN OF THE SHORELAND ORDINANCE IS DIFFICULT <br />BECAUSE OF THE MIXED USE PLANNED UNIT DEVELOPMENT PROPOSED FOR <br />THIS SITE. <br /> <br />THE PROPERTY HAS SOME UNIQUE CHARACTERISTICS IN THAT IT IS <br />BOARDERED BY A STATE HIGHWAY (10) AND IS ENTIRELY WITHIN THE <br />SHORELAND DISTRICT. THE VARYING SHORELAND ALSO CONTRIBUTES TO THE <br />SPECIAL CONDITIONS WHICH APPLY TO THE PROPERTY. <br /> <br />OTHER EXISTING COMMERCIAL ESTABLISHMENTS WHICH ARE SANDWICHED <br />BETWEEN STATE HIGHWAY 10 AND LAKE ORONO HAVE RIGHTS THAT WOULD <br />NOT BE ENJOYED BY GUARDIAN ANGELS IF A VARIANCE WAS NOT <br />GRANTED. <br /> <br />f:\shrdoc\councilXv97-2 lx.doc <br /> <br /> <br />