11-19-2001 Planning Packet - Laserfiche WebLink

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING MONDAY, OCTOBER 15,2001 (MH-2689 MANDEEP SODHI, CONTINUED) after-the-fact variance and conditional use permit. Staff had concerns at the time the permit was issued that erosion could occur due to the vegetation removal and amount of e.xposed dirt in the area. W«*inberger stated the Planning Commission should also review the vegetation replacement plan. The Applicant removed a significant amount of the undergrowth on the hillside as well as two large and several small trees that were removed. Weinberger staled following issuance of the permit to complete the stairw ay, the contractor for the property owner requested a land alteration permit in order to install a retaining wall, with the elevation of the land being raised in one area to create a Hat walkout area. Staffdiscovered in reviewing this application that the putting green was constructed two to three feet above the e.\isting grade. Staff also discovered that the permit issued as part of the putting green project allowed the putting green to encroach about eight feet into the bluff impact zone. An after-the-fact variance would be required in this case for the putting green to permit fill to be deposited in the bluff impact zone. Weinberger stated the propert> ow ner did have the appropriate permits for all the work that occurred from the bluff line back, and only became an issue when reviewing the application for the other permits. The Planning Commission will need to consider whether the after-the-fact variance should be approved, with City Code permitting one stairway down to the shoreline. Weinberger stated the retaining wall constitutes hardcover within the 0-75 foot setback as well as structure within the bluff line. Weinberger stated he did visit the site again today and noticed that wood chips have been deposited in this area over landscape fabric. The City Engineer did review the situation and is recommending that the landscaping fabric remain in place through the winter and spring in order to alleviate any erosion concerns in the spring, w ith a deadline of June 30,2002, for w hen the fabric should be removed and the additional landscaping be installed. W'einberger stated the landscaping plan shows the proposed plantings. Tlte Applicant has planted a spruce tree, and is proposing to plant a maple tree and an apple tree Weinberger stated there are a number of existing trees on this property , which provides canopy. Weinberger stated tlie addition of trees in some areas may not be appropriate given the number of mature trees that already exist in this area. Staff is letommcnding that an additional tree be planted somewhere between the gtass pathway and the stairway toward the lakeshore, which should help to stabilize the bank and provide additional screening to the stairway and retaining ways. The Applicant is also proposing to plant ivy along the retaining walls. Staff recommends approval of the landscape plan subject to the condition that the additional trees be planted. Staff further recommends that the putting green project also be approved. The City Engineer did review this area as well and concluded that the drainage in this area w ill work w ith the rest of the property. Haw n inquired whether Staff was aware that tlie putting green was going to encroach into the bluff setback line at the time the permit was issued. PAGE 6