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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday, October 17, 2005 6:00 o'clock p.m. (#05-3142 Christopher and Emily Chapman, Continued) yard setbacks. However, a remaining issue is the City policy that non-structural hardcover should not be traded for structural hardcover. This policy has been enforced in a manner consistent with the intent and provisions of Resolution No. 4006 and depending on the reasonableness of the request and the various constraints of the property, has on occasion been waived through the variance process. The Planning Commission should determine whether a trade of non-structural hardcover should be pem1itted for construction of the proposed shed. Staff recommends that the Planning Commission discuss the policies of trading non-structural hardcover for structural hardcover and weigh that discussion against the reasonableness of the request in making a recommendation to the City Council. Chapman had nothing to add to Staffs report. There were no public conunents regarding this application. Fritzler indicated he is opposed to trading non-structural hardcover for structural hardcover since non-structural hardcover has a tendency to reappear after a period of time. Rahn concun-ed that the Planning Commission typically does not trade non-structural hardcover for hardcover. Rahn inquired whether accessory structures have been allowed to be located in front of principal structures in the past. Rahn expressed a concern that the structure would be rather visible in the proposed location. Chapman stated the structure would be located behind a row of tall fir trees. Chapman stated they did consider an alternate position, which was in the view of a neighbor, so they elected to position it behind the fir trees. Chapman stated a person would be able to see the shed at an angle from the street. Chapman indicated the property also slopes quite a bit, which makes this spot more conducive. Rahn inquired whether the applicant currently has a two-car garage. Chapman stated they do have a two-car garage. Kempf stated in his view the proposed location is not an intrusion to the neighbors, but that he does have a proble111 w·ith trading the non-structural hardcover for structtiral hardcover. Kempf stated there is a piece of asphalt around the garage that should be removed, but that he has a concern regarding the removal of the concrete sidewalk that goes from the driveway to the front door and replacing it with mulch and some stepping-stones. Kempf stated the applicant is probably doing that in good faith but that in all likelihood a future owner will replace those stepping-stones with a concrete sidewalk. Kempf stated whenever something that enhances the usability of the house is removed, it tends to reappear in the future. Leslie stated he is in agreement with the comments already expressed. PAGE 12