01/21/2014 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Tuesday,January 21,2014 6:30 o'clock p.m. Curtis stated it is dependent on the property and the situation. A minimal landing is allowed under the building code. Curtis indicated Staff does their best with new construction to notify the applicant of what the structural requirements, hardcover limitations, etc., are in each case. 5. #14-3646 GEORGE STICKNEY ON BEHALF OF DNA PROPERTIES,LLC, 1535 BOHNS POINT ROAD,SUBDIVISON: PRELIMINARY PLAT,7:21 P.M.—7:38 P.M. George Stickney, Applicant,was present. Curtis stated the applicant is requesting preliminary plat approval to create one new 2-plus acre buildable lots from the original 4.89 acres. There will be two total lots. Lot 1 is proposed to contain 2.6 acres dry, buildable land; and Lot 2 is proposed to contain 2.3 acres dry, buildable lane. The property is located in the LR-1B, One Family Lakeshore Residential District, which allow for single-family lakeshore residential uses with a minimum lot size of one dry buildable acre. The proposed subdivision is in conformity with the guiding of this area for single-family lakeshore residential development at a maximum density of one unit per one acre. The proposed single-family development with two-plus acre lot sizes is consistent with existing development in the surrounding neighborhood where one acre is the minimum lot size. The subject property at 4.89 acres is the largest property on Bohns Point. The surrounding properties on Bohns Point vary in size from 0.45 to 3 acres. The home on the site to be platted was removed in 2009 and the property is currently vacant. The property currently has two sewer stubs serving the property. Other than the approximately 470 feet of lakeshore and a large lagoon near the lake, there are no notable characteristics of the property. The property is situated on the west side of Bohns Point. Each of the proposed properties will have frontage on Bohns Point and both lots are proposed to be served by city sewer and private wells. According to the LR-1B Zoning District standards, all of the lots must contain 1.0 dry acre and meet a 140-foot width requirement at the lakeshore and at the 75-foot structural setback from the lake. The average lakeshore setback as determined by the existing homes at 1595 Bohns Point road and 3265 Bohns Point Lake is closer to the lake than the 75-foot setback due to the location of the lagoon. Both of the suggested new building pad locations meet the average lakeshore setback. Proposed Lot 1 will have 2.60 acres of dry land. This lot is proposed to have 192 plus feet of frontage along the lake and 190 feet at the 75-foot setback. There is a sufficient buildable envelope available, and all of the required LR-1B district lot line setbacks and hardcover standards can be met. Proposed Lot 2 has 267 feet in width at the lake when measured in a straight line at the 929.4 OHWL contour and 270 plus feet in width at the 75-foot setback from the lagoon. This lot is proposed to contain 2.3 plus dry acres in area. All required LR-1B setbacks and hardcover limitations can reasonable be met when this lot is developed with a new home. This subdivision does not require any public improvements. However, the applicant has proposed a suggested grading plan which intends to establish a new base elevation for the properties. This new base elevation is to be considered a new existing grade for the purposes of height and number of stories determination. The Planning Commission should determine whether the character of the area will not be impacted and will tie into the existing grades on neighboring properties in a manner that appears as Page 10 of 26