04-08-2019 Council Packet - Laserfiche WebLink

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday, March 18, 2019 6:30 o’clock p.m. _____________________________________________________________________________________ 2. LA19-000007 TOM RAUSCHER, 2799 PHEASANT ROAD, VARIANCES, 6:32 P.M. – 6:51 P.M. Tom Rauscher, Applicant, was present. Curtis stated the applicant is proposing to redevelop the property with a new home and is requesting approval of lot area and lot width variances, an average lakeshore setback variance, lake setback variance, and a hardcover variance. The proposed home will be a rambler with a walkout basement, but because they are proposing increasing ceiling heights and therefore expand the volume of the home, variances are required. The existing home is located 61.2 feet from the OWHL and encroaches up to 24 feet lakeward of the average lakeshore setback line. A 388 square foot portion of the home is within the 75-foot setback as well as some stone stairs and retaining walls. There is also an existing 158 square foot patio on the walkout level of the east side of the home and a smaller, 38 square foot landing on the west side within the 75-foot setback. The applicant is proposing to construct the new home to fit within the existing footprint on the lake side of the home encroaching into the average lakeshore and 75-foot setbacks. A new 462 square foot patio is proposed on the first-floor level in the southeast corner of the home. Variances for setback are required due to the increase in mass within the existing nonconforming footprint. The 75-foot hardcover variance is relating to the new patio hardcover and location. Curtis displayed sketches of the new home and noted the red line indicates the elevation profile of the existing home. The proposed hardcover level of 24.9 percent reflects a 155 square foot overall increase from the existing conditions and 266 square feet of additional hardcover is proposed in the 75-foot setback due to the proposed, larger patio. The proposed home is 896 square feet larger than the existing home. Structural coverage is proposed at 12 percent. Staff finds that due to the applicant’s choice to build a replacement home within the existing footprint, there are difficulties limiting the volume expansion within the existing setback from the lake. The location of the neighboring homes creating the average lakeshore setback also impacts the proposed volume increases. The proposed 61.2-foot setback from the lake affects the opportunities for improvements on the lake side of the home. The relocation of the lakeside patio to the main level of the home results in the loss of the “nonconforming” status of the existing patio setback and hardcover. The new patio request may be reasonable, but Staff suggests a reduction in the size so that the 75-foot zone hardcover is not increased over existing. Planning Staff recommends approval subject to the Planning Commission agreeing with or identifying practical difficulties supporting the variance. Staff does not support the larger patio in the 75-foot lake yard as proposed. The Planning Commission had no questions for Staff.