05-17-1999 Planning Commission Minutes

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ORONO PLANNING COMMISSION MEETING MINUTES FOR MAY 17, 1999 • (#9) #2493 KATHERINE TAYLOR HOMES, 692 TONKAWA ROAD -VARIANCES, 8:18 p.m. - 8:47 p.m. —(cont.) deck becomes an issue because it is new hardcover located over existing hardcover, and any time that structural coverage is placed over non-structural hardcover, it requires a hardcover variance. The addition of the deck would not increase the hardcover on this property, nor would it increase the amount of structural coverage allowed on the property. The deck would bring the structural coverage to 15 percent. The Applicant has proposed two options for the garage. Option A would move the garage back to the required 30 foot distance for a garage loading space of a right-of-way. However, the setback in this area is 35 feet, so it would still require a variance to the street yard setback. This option increases structural coverage to 16.4 percent, exceeding the 15 percent allowed. This option also allows the occupants of the property easier access in and out of the garage during the winter months when the steep driveway approach prevents safe access into the property. Hardcover would also increase in the 250-500'setback. Currently hardcover is at 42.5 percent. Only a small portion of the residence is located within the 75-250'setback. The Applicant is proposing hardcover in the amount of 70.2 percent in the 250-500'setback. Weinberger stated Option B would utilize the existing location of the one stall garage. The Applicant would construct a second stall to the existing one stall garage. This maintains the garage within the required setbacks on the property, but still would require hardcover and structural coverage variances. This option would not increase the hardcover as substantially as Option A. This option simply places an addition on the existing garage, which is located approximately two to three feet off the property line. The new garage proposed in Option A would meet the 10 foot setback. City Staff has reviewed this plan and have determined that the Applicant could construct a two stall 111111 garage that would be located 10 feet from the street property line and 10 feet from the side property line if the doors are faced away from the street. However, this option probably cannot be done since City Code requires a distance of 30 feet from the garage doors to the street. Tonkawa Road is a fairly busy street and would present a safety issue. A variance is needed to allow hardcover to remain at 49.7 percent in the 75-250' lakeshore setback, and that would permit the addition of a 6.6 foot deck by 23.6 feet located directly on the attached garage with a spiral staircase. The deck does meet the required setbacks in the zoning district. The second variance being requested would allow for the provision of a two stall detached garage located near Tonkawa, which would also require a variance to the hardcover. The Applicant is claiming a hardship on this property due to the high water table and the fact that the residence was constructed without a basement. This would allow the Applicant some additional storage space. City Staff is recommending denial of this application for additional structure for the garage. The garage would bring the structural coverage above the 15 percent allowed for this lot. City Staff is recommending approval of the variance for the deck above the attached garage. The hardcover would not increase and the structural will meet the required ten foot side yard setback for the zoning district, and it will provide access to a sliding glass door being located on the second floor. Katherine Taylor stated that the Applicant is getting married in July and are looking at combining two households and are in need of additional storage space for vehicles. Taylor noted that the new garage would have better conformity to the required setbacks than the existing garage. Taylor stated that retaining walls exist behind the existing garage due to a steep hill. If the garage is • located further back, more driveway would be needed. 11