11-14-2022 Council Packet - Laserfiche WebLink

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MINUTES OF THE ORONO PLANNING COMMISSION October 17, 2022 6:00 o’clock p.m. _____________________________________________________________________________________ 3. LA22-000052 DENALI CUSTOM HOMES, 1780 SHADYWOOD ROAD, REQUESTS HARDCOVER AND REAR YARD SETBACK VARIANCES IN ORDER TO CONSTRUCT AN ADDITION TO THE HOME. (STAFF: MELANIE CURTIS) Chad Mayes, Applicant, was present. City Planner Curtis gave a presentation on the item, stating the Applicant is proposing to remove the existing detached garage which is situated on the rear property line and construct an attached garage addition with living space above 18.3 feet from the rear property line where a 30-foot setback is required. Additionally the property currently has 32.7% hardcover. They are proposing an 84 square foot reduction resulting in 32.01% hardcover. The Applicant is proposing to remove the existing detached garage and the associated hardcover in the right-of-way beyond the property boundary which do not reflect within their hardcover calculations. The hardcover proposed to serve the new 3-car garage also accommodates a required turnaround due to the property access on Shadywood Road. The proposed addition results in 19.2% structural coverage where 16% currently exists with 20% being the maximum structural coverage level permitted. As designed the 40x24 foot garage encroaches into the setback by 12.5 feet. The Applicant has identified the non-conforming lot size as a practical difficulty supporting the requested variances. Staff finds the non-conforming size and width of the property, combined with the angle of the 75-foot setback across the property create difficulties for development. However, Staff finds there is a conforming building envelope available to support a garage addition. By reducing the garage footprint and changing the driveway it may be possible to provide a hardcover reduction resulting in approximately 28% for the site. In the opinion of Staff the Applicant has not provided sufficient practical difficulties and recommends the Applicant redesign the plan to reduce the home footprint, the hardcover, or both. Staff recommends denial of the application as proposed. Chad Mayes, Denali Custom Homes, clarified the existing garage is almost in the road with the non-conforming parking area to the left. The proposal was to remove the offending issues around the garage area as well as rock on plastic on the site. He noted they are improving on all metrics, conforming from a percent-of-structure standpoint, dropping hardcover a bit, and dramatically improving on the setback from the road to the new structure. He stated if they clip the corner of the garage they would be hard pressed to fit a two stall garage in that space. Mr. Mayes stated the family of four has four drivers and having a spot to park all three cars as well as back out into the turnaround is really important. Bollis asked how much hardcover the Applicant is not getting credit for. Mr. Mayes believes it is about 600 square feet. Erin Wessling, homeowner, stated the safety issues on Shadywood are real. Her son parks in the gravel spot they were speaking about and they cannot see his car from their house. With recent thefts and break-ins they are currently locking up keys. She also has elderly parents who visit and she worries every time they try to exit onto Shadywood. Ms. Wessling noted they really need a spot to back up into and be able to have a third car; she stated they are on a curve on Shadywood and it is a little uphill on each side. Ms. Wessling noted there is no street parking on Shadywood and in looking at nearby houses there are a lot of homes that have an upward build or other variances to address the safety issues. Chair McCutcheon opened the public hearing at 6:41 p.m. There were no public comments. Chair McCutcheon closed the public hearing at 6:41 p.m. The Commissioners discussed the item. McCutcheon likes that it is bettering the situation but it comes down to how big the addition is. He asked the Commissioners if they feel it is an egregious ask and if the practical difficulty is there.