07-12-2021 Council Packet - Laserfiche WebLink

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MINUTES OF THE ORONO PLANNING COMMISSION Monday, June 21, 2021 6:00 o’clock p.m. _____________________________________________________________________________________ 4. LA21-000044 LECY BROS., 3297 CASCO CIRCLE, VARIANCES Staff presented a summary packet of information (Item 4 on the Agenda under Public Hearings). Curtis noted the subject property is 13,652 square feet in area, and has 99.9 feet in width within the LR‐1C zoning district where 21,780 square feet and 100‐feet in width are required. The Applicant requests lot area and lot width variances in order to take advantage of the Tier 2 hardcover level of 30% in order to redevelop the property with a new home. The proposed home meets all zoning requirements. Staff finds the substandard size of the property is a practical difficulty. The neighborhood consists of single family homes located on individual lots as well as combinations of lots. The ability to have the same type of hardcover amenities as other existing developed properties in the same neighborhood would be limited if the area and width variances are not granted. Staff recommends approval of the requested variances. Libby asked if the variance and increase would remedy the issues for the Applicant. Curtis clarified there is no increase; they are asking to be able to utilize the hardcover Tier that they are located in. Libby said for full disclosure, the corporate entity that he is employed with during the day, has as one of its other agents, a principal of Lecy Brothers. He does not interpret or feel that there is any sort of conflict of interest and would like to retain his ability to vote rather than abstain. Gettman asked to see a more recent view of where the house sits today. Curtis showed the house onscreen. Roy Lecy, representing Lecy Brothers and the client, noted the client bought the home on this lot with the intent of living in it. They hired Lecy Brothers to do a major remodel to the home and once they got into the remodel they found major water leakage in the basement that was not disclosed and the walls were completely covered with mold. Based on the costs to remedy the mold plus the cost of renovation it did not make sense to go forward. Thankfully the client was financially able to build a new home and it is the smallest rambler Lecy Brothers has ever designed. He noted if they move the house forward they may be able to meet requirements but the driveway would be way too steep. Vice Chair Ressler opened the public hearing at 7:28 p.m. Sarah Struck, 3287 Casco Circle, noted she has talked with Mr. Lecy and a drawing she has is a little different than what is on screen. Curtis noted it has changed recently as they were still modifying the footprint location. Ms. Struck asked if they are looking to go from LR1 to LR2. Curtis replied no, it is in the same zoning district as Ms. Struck, and without granting variances they would be limited to 25% hardcover for the development. The area this property is in is a Tier 2 so they are allowed 30% hardcover; the variances are required because City code has two different tracks for developing non-conforming properties. Therefore, they are asking for the variances to address the small lot size which according to the code would allow the 30% hardcover.