11-15-2004 Planning Packet - Laserfiche WebLink

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MINtTES OF THE ORONO PLANNING COMMISSION MEETING Moaday, October 18,2004 6:00 o’clock pjn. («04*3f58 Timoiby Zwart, Coaliaacd) Fritzler stated he is opposed because there is no incentixe to reduce the haidcover below the 36 percer : to come closer to the 25 percent sundard. 8. 804.3059 JAMES RENDER, 1335 TONKAWA ROAD - CONDITIONAL I SE PERMIT, 8:13-8:26 p.m. James Render. Appltcant, was present. Gaffron stated the applicant is requesting a conditional use permit for a cupola extending from the easterly roof peak of the residence. The proposed cupola w ill have a peak elevation of just under 9S3’. The bulk of the proposed .*uu-e will ha\r a peak at 966’.%7’. or 3’ below that of the existing house just to the east. The other adjacent residence to the immediate west and slightly uphill from this property has a continuous peak elevation of 978’. The City Council recently reviewed this application as an appeal of the administrative decision regarding the applicant 's onginal roof proposal at their September 20'* meeting The Council concluded that the height measurement policy using the average of the highest window and the peak was valid and appropriate. 11k Council also concluded that the lower measuring point for this lot should be established at 940*. w hich matched the onginal grade at the west side of the current lot before the adjoining home was ra/cd. Further. Council had suggested that the proposed design could be revised to meet the height code and applicant could make rev isions to the peak feature and apply for a conditional use permit for a cupola Oaflron explained Section 78-1366 does not contain any specific standards for approval of a conditional use permit, but does reference the general Conditional Use Permit standards which states; (a) *rhe Planning Commission may recommend and the Council may grant a conditiorul use permit as the use permit w as applied Ivm or in modified form, if on the basis of the application and the evideiKe submitted, the City makes the following findings: (1) That the pro^xiscd locatim of the conditional use is in accord with the objectives of this Chapter and the purpose: of the district in which the site is located and Comprehensive Municipal Plan; (2) *rhat the proposed location of the conditional use and the proposed condition under w hich it would be operated or maintained would not be detrimental to the public health, safety or welfare, or materially injunous to properties or improvements in the vicinity; and. (3) That the proposed conditional use w ill comply w ith each of the applicable provisions of this Chapter. Gaflron indicated the comprehensive plan stales building heights will be limited to less than the typical tree height. Staff estimates that typical tree height in the neighborhood ranges from 40’ to 70’, with a few mature trees probably in the 80’ range. The canopy elevation as viewed from a distance PAGE 24