08-18-1997 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING HELD ON AUGUST 18, 1997 • ( #5 - #2264 Janet C. Kiernan - Continued) Gaffron reviewed the approvals made in 1996 for average lakeshore setback, existing side setback, and trading of 0 -75' hardcover to allow terrace area to remain. The plan submitted to obtain a building permit is different from that application with the addition of a bump -out window in the 75' lakeshore setback and a 3- season porch in the side setback. Initially, applicant indicated that the plan would result in a complete removal of the existing residence, but this has since been revised to omit both the bump -out and 3- season porch, and save 40% of the house. Additional bulk of the additions would be in the average lakeshore setback, which is a substantial difference from the past plans. The original footprint of plan A additions did not encroach f rther into the 75' setback or side setback. Plan B also did not encroach further into the 75' Lakeshore setback or 30' side setback but had a different character and style and would encroach the average lakeshore setback. Gaffron said the question was then whether there would be any impact on the neighboring property. The neighbor has indicated that the plan would not affect his home due to topographical differences. Gaffron said, in looking at the plan as a remodel, the nature and extent encroachments differ somewhat from the past approval, but it would meet the hardcover from the 1996 approval. Kiernan was asked whether she preferred plan A or B. Kiernan said she would prefer plan B. • d noted that changes would occur with the garage and curb cut. He noted the Stoddar $ g ag garage would be smaller than that approved in 1996. Gaffron said the garage would not be an offset and the City Engineer feels the access location is an improvement. Alan Christy showed pictures to give a good illustration of how the land sits. He indicated the plan would enable trees to be saved and not impact neighboring views. Smith was informed by Kiernan that no trees would be removed in the 0 -75' setback. There were no public comments. McMillan was informed by Kiernan that she would prefer to work with the existing foundation. Kiernan said a tear down with removal of porches still resulted in being in front of the average lakeshore setback. Kiernan indicated that the foundation was stable noting it to be 1' poured concrete. Stoddard said he concurred with Staffs recommendation #2. Schroeder felt there was still the issue of whether the construction was new. Gaffron said the issue is one which Staff wrestles with all the time as there are no specifics regarding it in the code. Gaffron would like to see the Council and Planning Commission consider adding percentage features in the code to determine at what point remodeling/additions is become new construction. 13