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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday, August 15, 2011 6:30 o'clock p.m. their property. The lot has lake on both sides and has a very small 75-250 foot zone. Hardcover variances are necessary in order to do as they propose. The applicants have proposed to remove the side-load garage doors and move the doors to the south side for an end-load garage. This will allow them to change the driveway so that they do not need to utilize the neighboring property for access. They are requesting to increa.se hardcover by 127 square feet in the southwest 0-75 foot zone, reduce hardcover by 3 8 square feet in the northeast 0-7 5 foot zone, and increase hardcover by 281 square feet in the 75-250 foot zone for a total increase of 307 square feet. Baldur Park Road as it approaches the applicants' property is approximately 12 feet wide. The applicant is proposing to remove a large blacktop area in front of the garage as it is currently oriented. Some of the blacktop removal is proposed within Puzak's easement, resulting in a 12 foot wide driveway before it widens out on Puzak's own property in this area. Puzak reviewed the proposed plans and expressed concern regarding the proposed hardcover removals within the area ofhis easement and emergency vehicle access to his property. Mr. Puzak has sent a letter to the City outlining his concerns and that letter is included in the Planning Commission packet. Staff discussed the issue with Orono's Police Chief and he has determined that any width in driveway in excess of 12 feet has no additional emergency access benefit. Staff finds due to the current access arrangement and the property's proximity to the lake, practical difficulties exist. The applicants' plan should be reviewed against what is the minimal increase in hardcover necessary to alleviate the practical difficulty ... The proposed configuration of the new driveway as it meets the existing driveway in this location should be reviewed such that maneuverability is not compromised. Staff feels that perhaps the applicants should flare both ends outward to facilitate pulling into and backing out of the new driveway. Additionally, it should be noted that by removing all of the blacktop hardcover as proposed, a sidewalk to the front door from the driveway would be eliminated. Code requires a minimum two foot wide sidewalk. The applicants should revise their plan to address both of these issues. As:part of this application, the applicants should be required to remove any existing sidewalk or hardcover encroachment which extends into the property to the northwest. Planning Staff recommends approval of hardcover variances in order to reorient the existing driveway. The applicants should address the need for a sidewalk to the front door, remove encroachments, revise the curb cut of the driveway, and be required to submit an updated survey reflecting the changes prior to City Council review. Thiesse asked if there will be adequate room to turn around in the applicants' driveway. Curtis stated that should be looked at more closely. The requirement for a side load garage is 15 feet from a garage door and it may need to be lengthened somewhat to allow for better maneuverability. Leskinen stated it appears that the end-load garage is cut into the grade and quite a bit of dirt will need to be removed. Leskinen asked where the dirt will be placed and how that will affect the drainage in the area. Curtis indicated there is a retaining wall in the area but that she is not sure where they will be exporting the material. Page 13