06-15-1998 Planning Commission Minutes

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ORONO PLANNING COMMISSION MEETING MINUTES FOR JUNE 15, 1998 • (#2 - #2368 Kirk Otteson — Continued) Mr. and Mrs. Otteson were present. Van Zomeren stated this application was considered at the May 18. 1998 meeting and was tabled due to concerns about the proposed addition to the existing structure and its impact on the ravine. The building official has had an opportunity to visit the site and indicated that he does not think the proposed addition will have a negative impact on the ravine because of the existing vegetation and that there would be little if any impact on the "top of the bluff' line. Van Zomeren stated the applicant is requesting a hardcover variance to construct an addition and a deck on the lake side of the existing residence. A bluff setback is required because the proposed addition is located between the top of the bluff and the 30 foot bluff setback. with an average lakeshore setback also being required. Van Zomeren noted the existing hardcover is 3,100 square feet with the proposed hardcover being 3,310. The applicant has proposed to exchange non-structural hardcover in the driveway and sidewalk to add the decks and addition. Staff did not recommend removal of the sidewalk and parking area because of safety concerns. There were no public comments. Hawn noted this structure was built before the bluff ordinance was in effect, but stated she is not in favor of setting a precedent by allowing further encroachment into the bluff line. Hawn stated in the past she has voted in favor of replacing or enclosing existing decks. • Otteson stated he was under the impression the Planning Commission was not opposed to the addition. Stoddard remarked the Planning Commission attempts to look at each application on a case by case basis, noting that in order to make a recommendation, the Planning Commission needs to know whether this application falls within the bluff ordinance. Stoddard stated he did not have a problem with the application, noting the building inspector did not feel it would have a negative impact on the ravine. Van Zomeren indicated it was her opinion that it does fall within the bluff ordinance due to the rise of the land. McMillan noted the bluff would make the lot almost unbuildable if the residence was new construction. Chair Smith recommended that the possibility of erosion be taken into account. Chair Smith pointed out that it is the Planning Commission's responsibility to assess the implications of the ordinance as it relates to each particular property before a decision can be reached. Roger Wickman stated they were under the impression from the previous Planning Commission meeting that they needed to show the drainage impact on this property rather than the impact to the bluff. Chair Smith inquired whether the new addition could somehow be constructed without encroaching upon the bluff. Smith also stated a need to reduce hardcover without removal of the sidewalk. 2