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MINUTES OF THE ORONO PLANNING COMMISSION MEETING July 20, 2009 6:30 o'clock p.m. (#09-3417 STEPHEN & SUSAN MOSELEY, 1635 BORNS POINT ROAD, CONTINUED) includes hardcover variances to have 26.36 percent in the Oto 75 percent zone where 25.44 percent exists and no hardcover is allowed and to relocate and change the nature of nonconforming hardcover in the 75-250 foot zone where 34.82 percent exists, 32.50 percent is proposed, and 25 percent is the maximum allowed . The existing first floor would be removed and replaced by a level with 9-foot ceilings and a gable roof with dormers . There would be living space under the roof. Peak height would increase from about 13 feet to 32 feet, defined height from 13 feet to 30 feet. A 744 square foot addition would be placed on the east side of the house. It would contain three garage stalls with living space above. The level of the new garage floor would be halfway between the existing lower level and first floor level. The main entry would be relocated from the south wall to the east wall of the house and a 48 square foot entry porch added. A 120 square foot deck would also be added. The existing house and the proposed additions are forward of the average lakeshore setback. Most of the existing house is within the 75-foot lake setback. The proposed deck is within the lake setback. The additional story is partially within the lake setback. The proposed garage addition and entry porch are not in the lake setback. Hardcover in the 75-250 foot zone is currently 25.44 percent, which is all nonconforming. The proposed deck would add 120 square feet of structural hardcover. Removal of 55 square feet of non-structural hardcover is proposed in conjunction with relocation of the entry. Hardcover in the 75-250 foot zone is currently 34.82 percent. The entry porch and approximately 60 square feet of the garage addition would convert square feet of non-hardcover to structural hardcover. The sidewalk to the entry porch would add 49 square feet of non-structural hardcover. The remainder of the garage addition would be converted to non-hardcover to result in a 250 square foot reduction in hardcover in this zone. A variance is required to relocate or change the nature of non-conforming hardcover. The Planning Commission should consider issues relating structural coverage, lakeshore setback, average lakeshore setback, and hardcover. Planning Staff recommends the following: 1. Denial of the structural coverage variance. 2. Denial of the lakeshore and average lakeshore setback and hardcover variances to allow the deck. 3. Approval of a hardcover variance for the retaining wall in the 0-7 5 foot zone only to the extent necessary after shifting the third garage stall east six feet and increasing the slope of the ramp area as much as is reasonable. 4. Approval of the lakeshore and average lakeshore setback variances as well as the changes in the location and nature of nonconforming hardcover in the 75-250 foot zone to allow the garage, entry porch and half story additions. Staff further recommends the following conditions on the variances: PAGES